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Foreclosure Redemption Period Calculator
Redemption rights vary by state; impact REO carrying cost and disposition timing.
Carry during redemption
$9,000
Expected discounted sale
$285,000
Total redemption impact
$24,000
How the math works
Carry = months × monthly carry. Discount = price × discount %. Total = carry + discount.
6 × $1,500 + $300k × 5% = $9k + $15k = $24,000 total redemption period impact.
How to Use
- Enter state redemption months.
- Enter monthly carry cost.
- Enter redemption risk %.
- Enter sale price (reo).
- Enter discount for redemption risk %.
- Read carry during redemption.
Frequently Asked Questions
Redemption period landscape?
States with statutory redemption: AL (12 mo), KS (12 mo), MI (6 mo), MN (6 mo), MO (12 mo if borrower files notice), MT (12 mo), ND (60 days), OR (180 days), SD (180 days), WI (12 mo for non-occupied), WY (3 mo). No redemption: TX, FL, GA, AZ, CA (most cases), NC, VA, NJ, PA, MD. Redemption price: full balance + interest + fees + insurance + taxes paid by buyer. Lender REO disposition can't close until redemption expires. Borrower right to redeem = uncertainty for buyer.
How does this debt analysis fit a workout strategy?
Workout, default, and recapitalization decisions depend on the gap between in-place debt and current asset value. Lenders evaluate cure cost, foreclosure timeline + cost, broker price opinion (BPO), and borrower equity. Borrowers evaluate equity in the property, refinance feasibility, and forbearance economics. This calculator provides one input to that multi-factor decision.
Discounted payoff (DPO) vs forbearance vs deed in lieu?
DPO: lender accepts less than full balance to avoid foreclosure cost, common with non-recourse and underwater assets. Forbearance: payment deferral 6–18 months, balance accrues, useful when value will recover. Deed in lieu: borrower transfers title to lender, faster than foreclosure but lender takes full risk. DPO often best when borrower has new capital + lender wants quick exit.
Special servicing dynamics?
CMBS loans transfer to special servicer at default or maturity default. Special servicer compensation aligns with workout, but timeline is 6–24 months and fees stack ($25–250k+ in costs). Whole-loan and balance-sheet lenders move faster but with less flexibility. Bridge and debt fund lenders most flexible. Time-to-resolution and total friction cost should be weighted in any borrower scenario.
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