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Foreclosure and tax sales in Tennessee

What our research shows about Tennessee's rules. General information with sources — not legal advice, and not a reading of your papers.

BasicThe essentials, each with its source. General deadlines only.Research last reviewed 2026-09-22

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How foreclosure works

Usual process: Nonjudicial (out of court)
From a reputable summary[1][2]
Allowed processes: Judicial (through court) · Nonjudicial (out of court)
From a reputable summary[1]
Main statutes: Tenn. Code §§ 35-5-101 to 35-5-103; Tenn. Code § 35-5-118; Tenn. Code §§ 66-8-101 to 66-8-103; Tenn. Code § 45-20-104
From a reputable summary[1]
Typical length (estimate): About 150–180 days
As little as 5–6 months from the first missed payment to the sale when uncontested.
From a reputable summary[1]

+At least 120 days
Federal rule: the servicer generally cannot make the first foreclosure notice or filing until you are more than 120 days behind
Applies to most home loans in every state. A complete loss-mitigation application sent more than 37 days before a sale also triggers federal protections.
Checked against the official text12 CFR § 1024.41(f)(1)
Notice of default or breach letter
No state-law cure notice (except high-cost loans); many deeds of trust require a breach letter.
From a reputable summary
Notice of sale — at least 20 days before the sale
Published at least 20 days before the sale (or posted 30 days before where there is no newspaper), and mailed to you by the first publication date. The whole process can run 5–6 months from the first missed payment.
From a reputable summary
+At least 20 days
Foreclosure sale
From a reputable summary
Redemption window
Two years after the sale unless the mortgage waives it — and most do. Check your deed of trust.
From a reputable summary

A general sequence built from the rules above. "At least" periods are the shortest we found; your case can take longer.

Notice before foreclosure: No state-law cure notice (except high-cost loans); many deeds of trust require a breach letter.
From a reputable summary[1]
Notice of sale: At least 20 daysPublished at least 20 days before the sale (or posted 30 days before where there is no newspaper), and mailed to you by the first publication date. The whole process can run 5–6 months from the first missed payment.
Tenn. Code §§ 35-5-101 to 35-5-103
From a reputable summary[1]
Publication: Newspaper, first publication at least 20 days before the sale.
From a reputable summary[1]
When sales happen: Not researched yet for this state.

Catching up (reinstatement): No statutory right except for high-cost home loans.
From a reputable summary[1][2]
Buying the home back (redemption): LimitedTwo years after the sale unless the mortgage waives it — and most do. Check your deed of trust.
Tenn. Code §§ 66-8-101 to 66-8-103
From a reputable summary[1][2]
Owing money after the sale (deficiency): LimitedAllowed by suit; limited to debt minus fair market value if you show the price was materially below value.
Tenn. Code § 35-5-118
From a reputable summary[1]
Mediation: Not researched yet for this state.

Tax sale system: Court-ordered tax sale
County delinquent-tax lawsuit, then a court tax sale; the buyer gets a tax deed subject to redemption.
From a reputable summary[3]
How it works: Paying the delinquent taxes, interest, penalties and costs before the sale ends the lawsuit.
From a reputable summary[3]
Redeeming after a tax sale: Starts when the court confirms the sale: 1 year if delinquent 5 years or less; 180 days if 5–8 years; 90 days if 8+ years; 30 days if vacant or abandoned. Redeem by motion to the court.
Tenn. Code § 67-5-2701
From a reputable summary[3]
Relief programs: Quarterly installments for retirees 65+ on fixed income; county relief for elderly and disabled veterans — Ask your county trustee.
Tenn. Code § 67-5-1807
From a reputable summary[3]
Payment plans: Some counties accept partial payments; trustees may allow quarterly payments for retirees 65+.
From a reputable summary[3]
Surplus after a tax sale: Not researched yet for this state.

Federal exemption list: State list only (opted out)
This state has opted out: in bankruptcy you use the state exemption list (plus federal non-bankruptcy exemptions), not the federal § 522(d) list.
From a reputable summary[4]
Homestead exemption: $35,000 ($52,500 joint owners)$35,000; $52,500 for joint owners claiming together.(Tenn. Code § 26-2-301)
From a reputable summary[5]

Free legal aid (LSC-funded): Legal Aid of East Tennessee
Legal Aid Society of Middle Tennessee and the Cumberlands
West Tennessee Legal Services, Inc.
Checked against the official text[7]
Legal help website: Help4TN
Checked against the official text[8]
State housing agency: Tennessee Housing Development Agency
Checked against the official text[6]
Attorney general / consumer protection: Tennessee Division of Consumer Affairs
Checked against the official text[9]
Court self-help: Tennessee Courts
Checked against the official text[10]
HUD-approved housing counselors: HUD-approved housing counseling agencies — Free or low-cost, HUD-approved housing counselors in every state. Call or search by ZIP code.

Retrieved 2026-09-22. Official texts are marked “official”; summaries are marked “summary”.