Page 4 – Safeguard Properties

Vacancy and Zombie Home Rates Low Across the Country

Posted on February 20, 2026 by Safeguard

Industry Update
February 19, 2026

Source: ATTOM

ATTOM, the leading provider of property data, AI-powered analytics, and real estate intelligence solutions, today released its first-quarter 2026 Vacant Property and Zombie Foreclosure Report showing that 1.33 percent of the residential properties in the United States, or nearly 1.4 million homes, were vacant at the beginning of the year. That was essentially the same rate as the 1.32 percent rate posted in the previous quarter and in the first quarter of 2025.

The report analyzes publicly recorded real estate data collected by ATTOM — including foreclosure status, equity and owner-occupancy status — matched against monthly updated vacancy data. (See full methodology below).

Out of the nation’s nearly 104.8 million residential properties, 230,401 were in the process of foreclosure at the time of the report. Of those, 7,540 properties, or 3.27 percent, were “zombies,” meaning their owners had abandoned them before the end of the foreclosure proceedings. That zombie rate was essentially the same as the prior quarter but down slightly from 3.34 percent at the same time last year.

“It will come as no surprise to anyone shopping for a home that vacancy rates remain low. That is one reason home prices have continued to rise despite ongoing affordability challenges,” said Rob Barber, CEO of ATTOM. “It is also encouraging for both neighborhoods and the broader market that even among properties in foreclosure, vacancy rates remain relatively low.”

Most states have fewer zombie homes

In 28 states and the District of Columbia, the number of zombie properties fell quarter-over-quarter.

Among states with at least 50 zombie properties, the largest quarter-over-quarter increases were in Maryland (up 45.6 percent to 115 zombies), South Carolina (up 34 percent to 130 zombies), Oklahoma (up 26.3 percent to 72 zombies), California (up 15.1 percent to 313 zombies), and Nevada (up 11.9 percent to 66 zombies).

The largest quarter-over-quarter drops were in Georgia (down 31.1 percent to 51 zombies). North Carolina (down 25.6 percent to 61 zombies), Kansas (down 23.5 percent to 62 zombies), Texas (down 13.7 percent to 177 zombies), and Iowa (down 13.1 percent to 93 zombies).

Northeast retains lowest vacancy rates

The states with the highest overall home vacancy rates were Oklahoma (2.4 percent), Kansas (2.4 percent), Alabama (2.2 percent), Missouri (2.1 percent), and West Virginia (2.1 percent).

The lowest vacancy rates were in New Hampshire (0.3 percent), Vermont (0.4 percent), New Jersey (0.5 percent), Connecticut (0.5 percent), and Idaho (0.6 percent).

Metros in the Midwest have highest incidence of zombies

Of the 27 metropolitan statistical areas with sufficient data to analyze, meaning they had at least 100,000 total residential properties and 50 or more properties in the foreclosure process that are vacant, the highest zombie rates were in Cleveland, OH (9.9 percent); Baltimore, MD (9.3 percent); St. Louis, MO (8.6 percent); Akron, OH (7.4 percent); and Indianapolis, IN (6.5 percent).

Those metro areas that had the lowest zombie foreclosure rate were New York, NY (1.6 percent); Philadelphia, PA (1.7 percent); Los Angeles, CA (2.2 percent); Orlando, FL (2.2 percent); and Lakeland, FL (2.4 percent).

Big investors have more empty homes

Properties held by institutional investors, rather than individual owners, were more likely to be vacant. Of the roughly 25.2 million institutional investor-owned homes, about 3.5 percent were vacant.

The states with the highest vacancy rates for investor-owned properties were Indiana (7.2 percent), Illinois (6.2 percent), Alabama (6 percent), Kansas (6 percent), and Oklahoma (5.9 percent).

The lowest vacancy rates for investor-owned properties were in New Hampshire (0.8 percent), Vermont (1 percent), Idaho (1.3 percent), North Dakota (1.5 percent), and Maine (1.5 percent).

Zombie rates top 40 percent of pre-foreclosure homes in some zip codes

Out of 2,237 zip codes with at least 1,000 properties and 25 in pre-foreclosure, the highest zombie rates were in 21217 in Baltimore, MD (44 percent); 44108 in Cleveland, OH (41.1 percent); 33708 in Saint Petersburg, FL (39.3 percent); 34652 in New Port Richey, FL (35.5 percent); and 92262 in Palm Springs, CA (32.5 percent).

Conclusion

ATTOM’s first quarter analysis found that 1.33 percent of U.S. residential properties were vacant, essentially the same rate as the previous quarter. The rate of zombie homes held steady nationwide, although 28 states saw fewer zombie homes quarter-over-quarter. Properties owned by institutional investors continued to have higher vacancy rates than residential properties in general.

For full report, please click the source link above.

FEMA Fire Management Assistance Declaration – Texas 8 Ball Fire

Posted on February 20, 2026 by Safeguard

FEMA Alert
February 18, 2026

FEMA has issued a Fire Management Assistance Declaration for the state of Texas to supplement state, tribal and local recovery efforts in areas affected by the 8 Ball Fire on February 17, 2026. The following counties have been approved for assistance:

Public Assistance:

Armstrong
Donley

Texas 8 Ball Fire (FM-5619-TX)

List of Affected Zip Codes

Additional Resources

FEMA’s web site

FEMA’s Disaster Declaration Process

Safeguard Properties Industry Alerts

HUD Moratorium on Foreclosure

VA’s Policy Regarding Natural Disasters

Freddie Mac Disaster Relief Policies

Fannie Mae’s Natural Disaster Relief Policies

FEMA Major Disaster Declaration – Louisiana Severe Winter Storm

Posted on February 19, 2026March 23, 2026 by Safeguard

FEMA Alert
February 18, 2026

***LAST UPDATE: 3/23/26***

FEMA has issued a Major Disaster Declaration for the state of Louisiana to supplement state, tribal and local recovery efforts in areas affected by a severe winter storm from January 23-27, 2026. The following counties have been approved for assistance:

Public Assistance:

Bienville
Caldwell
Catahoula
De Soto
East Carroll
Franklin
Jackson
Lincoln
Madison
Morehouse
Ouachita
Richland
Tensas
Union
Webster
West Carroll
Winn

Mississippi Severe Winter Storm (DR-4900-LA)

President Donald J. Trump Approves Major Disaster Declaration for Louisiana

Map of Affected Areas

List of Affected Zip Codes

Additional Resources

FEMA’s web site

FEMA’s Disaster Declaration Process

Safeguard Properties Industry Alerts

HUD Moratorium on Foreclosure

VA’s Policy Regarding Natural Disasters

Freddie Mac Disaster Relief Policies

Fannie Mae’s Natural Disaster Relief Policies

FEMA Fire Management Assistance Declaration – Oklahoma 43 Fire

Posted on February 19, 2026 by Safeguard

FEMA Alert
February 17, 2026

FEMA has issued a Fire Management Assistance Declaration for the state of Oklahoma to supplement state, tribal and local recovery efforts in areas affected by the 43 Fire on February 17, 2026. The following counties have been approved for assistance:

Public Assistance:

Woodward

Oklahoma 43 Fire (FM-5618-OK)

List of Affected Zip Codes

Additional Resources

FEMA’s web site

FEMA’s Disaster Declaration Process

Safeguard Properties Industry Alerts

HUD Moratorium on Foreclosure

VA’s Policy Regarding Natural Disasters

Freddie Mac Disaster Relief Policies

Fannie Mae’s Natural Disaster Relief Policies

FEMA Fire Management Assistance Declaration – Oklahoma Stevens Fire

Posted on February 19, 2026 by Safeguard

FEMA Alert
February 17, 2026

FEMA has issued a Fire Management Assistance Declaration for the state of Oklahoma to supplement state, tribal and local recovery efforts in areas affected by the Stevens Fire on February 17, 2026. The following counties have been approved for assistance:

Public Assistance:

Beaver
Texas

Oklahoma Stevens Fire (FM-5616-OK)

List of Affected Zip Codes

Additional Resources

FEMA’s web site

FEMA’s Disaster Declaration Process

Safeguard Properties Industry Alerts

HUD Moratorium on Foreclosure

VA’s Policy Regarding Natural Disasters

Freddie Mac Disaster Relief Policies

Fannie Mae’s Natural Disaster Relief Policies

Federal Property Manager’s Report – November 2025

Posted on February 17, 2026February 17, 2026 by Safeguard

Industry Update
February 13, 2026

Source: Federal Housing Finance Agency

November 2025 Highlights – Foreclosure Prevention

The Enterprises’ Foreclosure Prevention Actions:

The Enterprises completed 17,217 foreclosure prevention actions in November 2025, bringing the total to 7,298,149 since the start of the conservatorships in September 2008. Approximately 38.7 percent of these actions have been permanent loan modifications.

There were 6,309 permanent loan modifications in November 2025, bringing the total to 2,823,194 since the conservatorships began in September 2008.

Approximately 36.2 percent of loan modifications in November involved extend term only. Modifications with principal forbearance accounted for 63.0 percent of all loan modifications during the month.

The number of borrowers who received payment deferrals after completing a forbearance plan decreased from 6,208 in October to 5,493 in November 2025.

Initiated forbearance plans decreased from 17,075 in October to 16,511 in November 2025. However, the total number of loans in forbearance increased from 42,112 at the end of October to 48,737 at the end of November 2025, representing approximately 0.16 percent of the total loans serviced and 7.92 percent of the total delinquent loans.

The Enterprises’ Mortgage Performance:

The 30-59-day delinquency rate rose to 1.17 percent while the serious delinquency rate increased to 0.57 percent at the end of November 2025.

The Enterprises’ Foreclosures:

Third-party and foreclosure sales decreased 20.3 percent to 1,050 while foreclosure starts declined 21.0 percent to 7,307 in November 2025.

November 2025 Highlights – Refinance Activities

Total refinance volume decreased in November compared with October 2025, even as mortgage rates remained stable. Mortgage rates remained flat, with the average 30-year fixed mortgage rate effectively unchanged at 6.24 percent in November, compared with 6.25 percent the prior month.

The share of cash-out refinances held steady at 36.5 percent of total refinance in November 2025, after increasing to as much as 82.4 percent at points over the past three years.

For full report, please click the source link above.

Mortgage Delinquencies Increase in the Fourth Quarter of 2025

Posted on February 17, 2026 by Safeguard

Industry Update
February 12, 2026

Source: Mortgage Bankers Association

The delinquency rate for mortgage loans on one-to-four-unit residential properties increased to a seasonally adjusted rate of 4.26 percent of all loans outstanding at the end of the fourth quarter of 2025, according to the Mortgage Bankers Association’s (MBA) National Delinquency Survey.

The delinquency rate was up 27 basis points from the third quarter of 2025 and up 28 basis points from one year ago. The percentage of loans on which foreclosure actions were started in the fourth quarter remained unchanged at 0.20 percent.

“Mortgage delinquencies increased across all three major loan types – Conventional, FHA, and VA – in the last three months of the year,” said Marina Walsh, CMB, MBA’s Vice President of Industry Analysis. “The most pronounced uptick was with FHA loans, which reached a delinquency rate of 11.52 percent, the highest level since the second quarter of 2021. While earlier-stage FHA delinquencies remained relatively flat compared to the previous quarter, later-stage, 90+ day delinquencies increased by 76 basis points. The FHA foreclosure inventory rate also grew to the highest level since the first quarter of 2020.”

Added Walsh, “The fourth quarter results may have been impacted by the expiration of pandemic-era, FHA relief options as well as disparities in the labor market – a key determinant of mortgage delinquency levels.”

Walsh noted that serious delinquencies – which include loans 90+ days delinquent and in foreclosure – vary by year of origination. For FHA loans, the vintage years 2020 and 2021 are performing better than the vintage years 2022 and 2023, when mortgage rates rose and affordability was especially stretched. With FHA volume increasing, mortgage rates moderating, and borrower credit characteristics improving on newer FHA originations, the performance of recent cohorts may temper stress on overall FHA portfolios.

Key findings of MBA’s Fourth Quarter of 2025 National Delinquency Survey:

Compared to last quarter, the seasonally adjusted mortgage delinquency rate increased for all loans outstanding. By stage, the 30-day delinquency rate decreased 5 basis points to 2.07 percent, the 60-day delinquency rate increased 16 basis points to 0.92 percent, and the 90-day delinquency bucket increased 16 basis points to 1.27 percent.

By loan type, the total seasonally adjusted delinquency rate for conventional loans increased 27 basis points to 2.89 percent over the previous quarter. The total FHA seasonally adjusted delinquency rate increased 74 basis points to 11.52 percent, and the total VA seasonally adjusted delinquency rate increased 10 basis points to 4.60 percent.

On a year-over-year basis, total mortgage delinquencies increased for all loans outstanding. The delinquency rate increased 27 basis points for conventional loans, increased 49 basis points for FHA loans and decreased 10 basis points for VA loans from the previous year.

The delinquency rate includes loans that are at least one payment past due but does not include loans in the process of foreclosure. The percentage of loans in the foreclosure process at the end of the fourth quarter was 0.53 percent, up 3 basis points from the third quarter of 2025 and 8 basis points higher than one year ago.

The non-seasonally adjusted seriously delinquent rate, the percentage of loans that are 90 days or more past due or in the process of foreclosure, was 1.85 percent. It increased 24 basis points from last quarter and increased 17 basis points from last year. The seriously delinquent rate increased 9 basis points for conventional loans, increased 106 basis points for FHA loans, and increased 28 basis points for VA loans from the previous quarter. Compared to a year ago, the seriously delinquent rate remained unchanged for conventional loans, increased 104 basis points for FHA loans and remained unchanged for VA loans.

The five states with the largest quarterly increases in their overall delinquency rate were: Mississippi (109 basis points), Louisiana (89 basis points), Maryland (87 basis points), Oklahoma (86 basis points), and Indiana (86 basis points).

For the purposes of the survey, MBA asks servicers to report loans in forbearance as delinquent if the payment was not made based on the original terms of the mortgage.

For full report, please click the source link above.

Foreclosure Auction Volume Increases 48% to Nearly 6 Year High in Q4 2025

Posted on February 11, 2026 by Safeguard

Industry Update
January 29, 2026

Source: Auction.com

Foreclosure auction volume increased from a year ago in 42 states and for all loan types.

Roll rate to foreclosure auction increased to a more than three-year high as distressed property equity continued to erode.

Bank-owned (REO) auction volume increased 21 percent to a more than five-year high, still 54 percent below pre-pandemic level.

A 22-quarter high in pricing at foreclosure auction corresponds to a 23-quarter low in buyer demand.

A 21-quarter low in pricing at REO auction corresponds to a nearly two-year high in buyer demand.

Foreclosure auction buyers are willing to pay more than a year ago in half of major markets, including New York, Atlanta and San Antonio.

Q4 2025 showed foreclosure auction supply increasing year-over-year, including a more than three-year high in conversion of scheduled foreclosure properties into completed auctions. Auction buyer activity weakened, led by a lower sales rate and fewer saves per property brought to auction. Pricing signals were mixed: buyers paid slightly more relative to estimated value at foreclosure auction, but seller asking prices rose faster, contributing to a wider foreclosure bid-ask spread. In contrast, seller pricing at REO auction declined, contributing to a narrower REO bid-ask spread and a higher REO auction sales rate.

OVERVIEW

The sharp divergence between foreclosure auction pricing and REO auction pricing in the fourth quarter of 2025 provides a good natural experiment illustrating the impact of pricing on buyer demand (see more in the Distressed Pricing section below).

A survey of Auction.com buyers in early January 2026 shows a slight increase in willingness to buy compared to the previous quarter: 23 percent of those surveyed said market conditions were making them more willing to buy at auction, up from 19 percent in the previous quarter. That 23 percent was slightly below the 24 percent who said market conditions were making them more willing to buy in the first quarter of 2025.

“If rates continue lower I’ll buy more,” wrote survey respondent Michael, an Auction.com buyer in Texas.

DISTRESSED DEMAND

Foreclosure auction buyer activity slowed in Q4 2025. The foreclosure auction sales rate — a good measurement of buyers’ willingness to buy at the price provided — declined 7 percent quarter-over-quarter and 15 percent year-over-year to a 23-quarter low. The sales rate declined steadily throughout the quarter, ending at a 68-month low in December.

The sales rate decreased from a year ago in 69 percent of 88 major markets analyzed, including Chicago (down 16 percent), Dallas-Fort Worth (down 27 percent), Houston (down 33 percent), Atlanta (down 20 percent) and St. Louis (down 19 percent).

“Waiting to see how current events and policies of the U.S. government are going to shape this year,” wrote survey respondent David, an Auction.com buyer in California, where the sales rate decreased in five of six metros analyzed.

Markets with annual increases included New York (up 2 percent), Phoenix (up 18 percent), Minneapolis-St. Paul (up 2 percent), Miami (up 19 percent) and Pittsburgh (up 40 percent).

The highest sales rates (buyers most willing to buy at the price provided) were in El Paso, Texas; Buffalo, New York; Toledo, Ohio; Boston, Massachusetts; and Richmond, Virginia. The lowest sales rates (least willing to buy) were in Minneapolis-St. Paul; Corpus Christi, Texas; Houma-Thibodaux, Louisiana; Flint, Michigan; and Pueblo, Colorado.

REO bidder engagement also weakened: REO bidders per asset dropped 14 percent quarter-over-quarter and was down 17 percent year-over-year to a 31-quarter low (lowest since Q1 2018). But counter to the declining foreclosure sales rate trend, the REO auction sales rate increased 29 percent from both the previous quarter and a year ago to the highest level since Q1 2024. This could be in part due to more favorable pricing at REO auction (see pricing section).

“My pool of workers are influencing how quickly I can put a property on the market. It’s getting harder and harder to find good help,” wrote survey respondent Elaine, an Auction.com buyer in Missouri.

Price Demand

There were early data indicating buyers were willing to pay more at auction, at least in some markets. This could be a sign of recovering confidence in the housing market. Foreclosure auction buyers paid an average of 67.4 percent of estimated value in Q4 2025, up from 66.2 percent in the previous quarter and 66.6 percent a year ago. Foreclosure price demand decreased throughout the quarter after hitting a 19-month high in October.

REO auction buyers paid an average of 65.2 percent of estimated value in Q4 2025, up from 65.0 percent in the previous quarter but down from 65.6 percent a year ago.

A new automated valuation model (AVM) was used to calculate price-to-value in this report. This new AVM was applied retroactively to calculate price-to-value ratios in previous quarters, but these ratios may not line up with numbers published in previous quarterly reports. The new AVM is calibrated to identify the value of the house in average condition while the previous AVM was calibrated to identify the value of the home in fully repaired condition.

Foreclosure price demand decreased from a year ago in exactly half of the 88 major markets analyzed (44), including Chicago, Dallas, Houston, St. Louis and Phoenix. Foreclosure price demand increased from a year ago in the other 44 markets, including New York, Atlanta, San Antonio, Philadelphia and Minneapolis-St. Paul.

Markets with the strongest foreclosure price demand were El Paso, Texas; Phoenix; Sacramento; New York; and Miami. Markets with the weakest price demand were Grand Rapids, Michigan; Minneapolis-St. Paul; the Quad Cities in Iowa; Pittsburgh; and Gulfport, Mississippi.

DISTRESSED SUPPLY

Scheduled foreclosure auctions were unchanged quarter-over-quarter but up 19 percent year-over-year and at 62 percent of the Q1 2020 level (the same share as last quarter).

Foreclosure properties brought to auction (BTA) were up 7 percent quarter-over-quarter and up 48 percent year-over-year to a 23-quarter high, reaching 61 percent of the Q1 2020 level. Q4 2025 marked the fourth consecutive quarter with an annual increase in foreclosure BTA, and the 48 percent increase was the biggest since Q3 2022.

Foreclosure BTA volume hit a 69-month high (highest since March 2020) in October, then decreased seasonally in November and December, although November’s and December’s numbers were still up year-over-year.

Foreclosure BTA volume in Q4 2025 increased from a year ago in 43 states, including Texas (up 92 percent), Florida (up 176 percent), Ohio (up 4 percent), Illinois (up 41 percent) and Georgia (up 140 percent).

“Expecting more inventory in the second quarter of 2026. This is impacting how I am currently investing as more inventory will most likely lower overall prices,” wrote survey respondent Patrick, an Auction.com buyer in Ohio.

Despite the widespread annual increases in Q4 2025, only 13 states posted foreclosure auction volume that was above the pre-pandemic level of Q1 2020. Those states include Texas, Louisiana, Colorado, Minnesota and Oklahoma.

Foreclosure BTA volume was up year-over-year for all loan types, led by VA-insured loans (up 428 percent). A 2024 foreclosure moratorium on most VA-insured loans contributed to the large increase in that category. Other annual increases included FHA-insured (up 56 percent), GSE (up 33 percent), privately held (up 12 percent) and USDA-insured loans (up 10 percent).

The roll rate from scheduled foreclosure auction to foreclosure BTA (BTA rate) was up 7 percent quarter-over-quarter and up 24 percent year-over-year to a 14-quarter high of 26.6 percent, but still below the 2019 average level of 30.7 percent. This shows more properties scheduled for auction are actually making it to auction. The BTA rate was relatively level at around 26 percent to 27 percent for all three months in the quarter.

The average loan-to-value (LTV) ratio for properties scheduled for foreclosure auction was down 1 percent from a nine-quarter high in the previous quarter but still up 5 percent year-over-year. A higher LTV means less equity in properties scheduled for auction, and less equity is likely helping to boost the BTA rate.

REO BTA volume was up 8 percent quarter-over-quarter and up 21 percent year-over-year to a 22-quarter high (highest since Q2 2020) and at 46 percent of the Q1 2020 level.

Vacant REO BTA increased 24 percent year-over-year to a 22-quarter high (highest since Q2 2020). Vacant properties accounted for 54 percent of all REO BTA, matching the previous two quarters for the highest level since Q4 2021.

“I do prefer more of the vacant properties. They are more appealing as there is a quicker turnaround for selling without another party involved,” wrote survey respondent Natalie.

DISTRESSED PRICING

Pricing increased at foreclosure auction but decreased at REO auction. Those divergent trends contributed to contrasting trends in the bid-ask spread and the sales rate, illustrating the impact of auction pricing on buyer demand.

Foreclosure auction pricing: The average credit bid-to-value increased by 200 basis points from the previous quarter and was up 351 basis points from a year ago. Although buyers were willing to pay slightly more at foreclosure auction in Q4 2025, the jump in seller asking prices was much sharper, contributing to a wider foreclosure bid-ask spread of 772 basis points, up from 735 basis points in the previous quarter but down from 839 basis points a year ago.

The 200-point rise in foreclosure auction pricing also corresponded to a 330-point decrease in sales rate at foreclosure auction.

“Just mostly on pause ’til rates and prices come back down,” said survey respondent William, an Auction.com buyer in Ohio.

REO auction pricing: The average credit bid-to-value at REO auction decreased by 197 basis points from the previous quarter and was down 495 basis points from a year ago to the lowest pricing since Q3 2020. This helped narrow the bid-ask spread at REO auction to 1,009 basis points in Q4 2025, down from 1,222 basis points in the previous quarter and down from 1,461 basis points a year ago.

The nearly 200-point quarterly drop in REO auction pricing also corresponded to a 400-point rise in sales rate at REO auction.

For full report, please click the source link above.

Foreclosure Activity Rises Annually for the Eleventh Straight Month

Posted on February 11, 2026 by Safeguard

Industry Update
February 9, 2026

Source: ATTOM

ATTOM, the leading provider of property data, AI-powered analytics, and real estate intelligence solutions, today released its January 2026 U.S. Foreclosure Market Report, which shows there were a total of 40,534 U.S. properties with foreclosure filings— default notices, scheduled auctions or bank repossessions — down 10 percent from a month ago and up 32 percent from a year ago.

“Foreclosure activity in January rose year over year for the eleventh straight month, continuing a trend that has now carried into early 2026,” said Rob Barber, CEO at ATTOM. “Foreclosure starts were up 26 percent from a year ago, while completed foreclosures increased nearly 59 percent. Although foreclosure activity has been rising steadily, overall levels remain well below historic peaks, suggesting that most homeowners are still on stable footing even as higher housing costs and broader economic pressures create stress in certain pockets of the market.”

Delaware, Nevada, and Florida led the nation in worst foreclosure rates

Across the nation, one in every 3,547 housing units had a foreclosure filing in January 2026. States with the worst foreclosure rates were Delaware (one in every 1,612 housing units with a foreclosure filing); Nevada (one in every 1,983 housing units); Florida (one in every 2,067 housing units); South Carolina (on in every 2,351 housing units); and Maryland (one in every 2,430 housing units).

Among metro areas with populations of 200,000 or more, Trenton, NJ recorded the worst foreclosure rate in January 2026, with one filing for every 1,087 housing units. Following Trenton were Punta Gorda, FL (one in every 1,187 housing units); Fayetteville, NC (one in every 1,257); Lakeland, FL (one in every 1,262); and Vallejo, CA (one in every 1,287).

Florida, Texas, and California topped the nation for foreclosure starts

Lenders started the foreclosure process on 26,369 U.S. properties in January 2026, down 7 percent from last month but up 26 percent from a year ago.

States that had the greatest number of foreclosure starts in January 2026 included: Florida (3,523 foreclosure starts); Texas (3,116 foreclosure starts); California (2,790 foreclosure starts); Georgia (1,351 foreclosure starts); and New York (1,304 foreclosure starts).

Those major metropolitan areas with a population greater than 200,000 that had the greatest number of foreclosure starts in January 2026 included: New York, NY (1,295 foreclosure starts); Chicago, IL (1,053 foreclosure starts); Houston, TX (1,040 foreclosure starts); Miami, FL (851 foreclosure starts); and Los Angeles, CA (781 foreclosure starts).

Foreclosure Completions Post Year-Over-Year Increase

In January 2026, Lenders repossessed 4,714 U.S. properties through completed foreclosures (REOs), a decrease of 21 percent from last month and an increase of 59 percent from last year.

States that had the greatest number of REOs in January 2026, included: Texas (573 REOs); California (415 REOs); Florida (327 REOs); Pennsylvania (311 REOs); and Illinois (267 REOs).

Those major metropolitan statistical areas (MSAs) with a population greater than 200,000 that saw the greatest number of REOs in January 2026 included: Chicago, IL (248 REOs); Philadelphia, PA (165 REOs); Houston, TX (152 REOs); Dallas, TX (122 REOs); and New York, NY (114 REOs).

Key Highlights from the January 2026 Foreclosure Data

ATTOM’s January 2026 U.S. Foreclosure Market Report shows foreclosure activity rising year over year for the eleventh straight month, with 40,534 U.S. properties reporting a foreclosure filing. Foreclosure starts increased 26 percent from a year ago, while completed foreclosures jumped nearly 59 percent, continuing a gradual normalization trend as the market moves into 2026.

For full report, please click the source link above.

FEMA Major Disaster Declaration – Mississippi Severe Winter Storm

Posted on February 7, 2026April 1, 2026 by Safeguard

FEMA Alert
February 6, 2026

***LAST UPDATED: 3/23/26***

FEMA has issued a Major Disaster Declaration for the state of Mississippi to supplement state, tribal and local recovery efforts in areas affected by a severe winter storm from January 23-27, 2026. The following counties have been approved for assistance:

Public Assistance:

Mississippi Severe Winter Storm (DR-4899-MS)

President Donald J. Trump Approves Major Disaster Declaration for Mississippi

Map of Affected Areas

List of Affected Zip Codes

Additional Resources

FEMA’s web site

FEMA’s Disaster Declaration Process

Safeguard Properties Industry Alerts

HUD Moratorium on Foreclosure

VA’s Policy Regarding Natural Disasters

Freddie Mac Disaster Relief Policies

Fannie Mae’s Natural Disaster Relief Policies