# Can You Buy a House After Foreclosure?

Canonical URL: https://valor.mortgage/answers/can-i-buy-a-house-after-foreclosure/
Page title: Can You Buy a House After Foreclosure? | Valor Mortgage

By [Christopher Armantrout](https://valor.mortgage/about-us/), Licensed Mortgage Loan Originator · NMLS [#1210804](https://www.nmlsconsumeraccess.org/EntityDetails.aspx/INDIVIDUAL/1210804)
Last updated November 5, 2026
Rules accurate as of November 2026

Quick answer

Yes, usually after a waiting period. The general rule is about two years for VA, three for FHA and USDA, and seven for conventional loans. As Christopher says, it all depends on timing, starting with when the property came out of your name. Some programs allow exceptions for documented circumstances beyond your control, and you also have to show good credit since then.

Rules on this page were checked on November 5, 2026 against HUD Handbook 4000.1, VA Pamphlet 26-7, USDA Handbook HB-1-3555 and the Fannie Mae Selling Guide. Program terms are subject to agency and lender guidelines and may change, and individual lenders can set stricter rules.

## Buying again after a foreclosure

April 22, 2026 · 21 seconds · [Watch on YouTube](https://www.youtube.com/shorts/zEDWVVbG9uA)

**Transcript:** So what happens if you've had a recent foreclosure? Well, it all depends on timing. If you've had a recent housing incident, it's all about when did that property come out of your name? There's a waiting period most likely that we have to carry through. But if you have more questions and you want to talk more about this, then give us a call. We'd love to be able to help you buy with confidence and buy with Valor.

Waiting periods and start dates depend on the loan program and the type of event. Meeting a waiting period doesn’t by itself mean a loan will be approved.

## How long is the wait after a foreclosure?

| Loan | General rule | What can change it |
|---|---|---|
| [VA](https://valor.mortgage/va-loans/) | A foreclosure finalized more than 2 years before closing may be disregarded | Within 1 to 2 years, only with re-established credit and verified circumstances beyond your control |
| [FHA](https://valor.mortgage/fha-loans/) | 3 years, from the date ownership transferred | Documented extenuating circumstances, such as serious illness or the death of a wage earner |
| [USDA](https://valor.mortgage/usda-loan/) | 3 years | Exceptions can apply for documented circumstances |
| [Conventional](https://valor.mortgage/conventional-loans/) | 7 years, from the date the foreclosure was completed | Documented extenuating circumstances can shorten it, with added limits on the loan |

Program rules as summarized from the sources below. Lenders can set stricter rules.

## Which date matters?

That depends on the program, so don’t count from the day you moved out or stopped paying. A foreclosure can take a long time to finish, and the property may have stayed in your name well after you left. Check your county’s property records or your foreclosure documents for the actual date. If a bankruptcy was involved, VA uses the later of the discharge or the transfer of title.

## Is a short sale or deed-in-lieu the same?

Not always. FHA treats a deed-in-lieu with its three-year foreclosure rule. VA says a waiting period may not be required after a deed-in-lieu or short sale if your payment history wasn’t affected before the transfer and you were working with the servicer. Fannie Mae and USDA also have their own rules for these events, so give your loan officer the exact event and date.

## What should you do now?

1. Find the date the property left your name, and keep the paperwork.
2. Pull your credit reports and confirm that the account is reported correctly.
3. Pay every current bill on time. Late payments since the foreclosure can hurt you more than the event itself.
4. Ask a loan officer which program opens up first, then build a plan around that date.

If you’re still in the home and behind on payments, read [what you can do first](https://valor.mortgage/answers/what-if-i-cant-pay-my-mortgage-in-tennessee/). You may have more options than you think.

## Foreclosure FAQ

### Which loan has the shortest wait after a foreclosure?

For eligible veterans, VA generally has the shortest at about two years. FHA and USDA are generally three years. Your credit and the lender’s rules still have to fit.

### Does a foreclosure stay on my credit report forever?

No. Credit reports generally include this kind of information for up to seven years. A lender can still ask about it on your application, even after it no longer appears.

### Can I get another FHA loan if my foreclosure was on an FHA loan?

It may be possible after the waiting period, as long as you meet FHA’s rules. Ask a loan officer to review your file.

## Where these rules come from

| Rule or figure | Source | As of |
|---|---|---|
| FHA foreclosure and deed-in-lieu rule | [HUD Handbook 4000.1](https://www.hud.gov/hud-partners/single-family-handbook-4000-1) | Nov 5, 2026 |
| VA foreclosure, short sale and deed-in-lieu rules | [VA Pamphlet 26-7, Chapter 4](https://www.knowva.ebenefits.va.gov/system/templates/selfservice/va_ssnew/help/customer/locale/en-US/portal/554400000001018/content/554400000330850/VA-Pamphlet-VAP26-7-Chapter-04-Credit-Underwriting) | Nov 5, 2026 |
| USDA credit rules | [USDA Handbook HB-1-3555, Chapter 10](https://usdalinc.sc.egov.usda.gov/docs/rd/sfh/3555/ByIndividualChapter/Chapter10_Credit_Analysis_DRAFT.pdf) | Nov 5, 2026 |
| Conventional waiting periods | [Fannie Mae Selling Guide B3-5.3-07](https://selling-guide.fanniemae.com/sel/b3-5.3-07/significant-derogatory-credit-events-waiting-periods-and-re-establishing-credit) | Nov 5, 2026 |

## Related answers and guides

- [Can you buy a house after bankruptcy?](https://valor.mortgage/answers/can-i-buy-a-house-after-bankruptcy/)
- [What can you do if you can’t pay your mortgage?](https://valor.mortgage/answers/what-if-i-cant-pay-my-mortgage-in-tennessee/)
- [What credit score do you need to buy a house?](https://valor.mortgage/answers/what-credit-score-do-i-need-to-buy-a-house/)
- [More answers on credit and qualifying](https://valor.mortgage/answers/#credit).
- [About Christopher Armantrout](https://valor.mortgage/about-us/).

[Call me at (615) 671-9178](tel:+16156719178). That’s the fastest way to get a straight answer on what you’d qualify for and when you could qualify after a foreclosure.

If it’s after hours, [grab a time on my calendar](https://valor.mortgage/book-your-appointment/). Pick a slot that works and I’ll call you then.

If your life is too chaotic for a phone call right now — I understand — [start an application](https://valor.mortgage/purchase/) and I’ll review it and reach out with a plan.

About the author

[Christopher Armantrout](https://valor.mortgage/about-us/)

Owner & Senior Loan Officer, Valor Mortgage NMLS #1210804

Christopher is a licensed Mortgage Loan Originator in the State of Tennessee and has been originating home loans since 2015. He founded Valor Mortgage in Springfield in 2019 and works with veterans, first-time buyers, self-employed borrowers, and families across Robertson County and Middle Tennessee.

[More about Christopher](https://valor.mortgage/about-us/) [Verify this license on NMLS](https://www.nmlsconsumeraccess.org/EntityDetails.aspx/INDIVIDUAL/1210804)

**Valor Mortgage, LLC** · Christopher Armantrout, Mortgage Loan Originator, NMLS #1210804 · Valor Mortgage, LLC is powered by Encore Lending Group, LLC, NMLS #1249911 · Licensed in Tennessee · Equal Housing Opportunity
724 S Main St, Springfield, TN 37172 · (615) 671-9178 · christopher@valor.mortgage · [NMLS Consumer Access](https://www.nmlsconsumeraccess.org/EntityDetails.aspx/INDIVIDUAL/1210804)

The dollar figures on this page are illustrative examples for general information only and are not an offer, a rate quote, or a commitment to lend. Actual interest rates and APRs vary based on loan program, borrower qualifications, property, market conditions and other factors. Program fees, limits and terms are set by the agencies named above and change without notice; all loans are subject to credit approval, income verification and property appraisal. Not all applicants will qualify.

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## Contact Valor Mortgage

- Christopher Armantrout, Senior Loan Officer, NMLS #1210804
- Phone: [(615) 671-9178](tel:+16156719178)
- Email: [christopher@valor.mortgage](mailto:christopher@valor.mortgage)
- Office: 724 S Main St, Springfield, TN 37172
- [Book an appointment](https://valor.mortgage/book-your-appointment/) · [Apply online](https://valor.mortgage/purchase/) · [Contact page](https://valor.mortgage/contact-us/)

Valor Mortgage, LLC is powered by Encore Lending Group, LLC, NMLS #1249911 ([NMLS Consumer Access](https://www.nmlsconsumeraccess.org/EntityDetails.aspx/COMPANY/1249911)). Christopher Armantrout, Loan Officer, NMLS #1210804. Licensed in Tennessee. Equal Housing Opportunity.

All loan programs, rates, terms, and conditions are subject to change without notice. Loan approval is based on borrower qualification, credit review, income verification, and property eligibility. Not all applicants will qualify. Not a commitment to lend.