New Jersey Foreclosure Guide
How to Stop a Sheriff Sale in New Jersey (Plain-English Guide)
For New Jersey homeowners, the words “sheriff sale” can feel terrifying. This guide is here to help you understand what a sheriff sale is, where you are in the foreclosure process, and what options may still be available — in clear, calm language.
This is general educational information, not legal or financial advice. For advice about your specific situation, talk to a qualified professional.
What is a Sheriff Sale in New Jersey?
In New Jersey, most foreclosures go through the courts. After a lender gets a final judgment of foreclosure, the court can direct the county sheriff to schedule a public auction — called a sheriff sale. At that sale, the property may be sold to the highest bidder, which can be the bank or a third-party buyer.
Getting notice of a sheriff sale does not mean everything is over, but it does mean time is short. The sooner you act, the more options you typically have.
Where Are You in the Foreclosure Timeline?
Very broadly, New Jersey homeowners tend to be in one of these stages:
- Pre-foreclosure – Behind on payments, receiving warning letters or a Notice of Intent to Foreclose.
- Lis pendens & complaint – The lender files a foreclosure lawsuit and records a lis pendens.
- Judgment entered – The court enters a judgment of foreclosure in favor of the lender.
- Sheriff sale scheduled – The county sheriff sets an auction date and sends you notice.
Your options will look different depending on which stage you’re in. Even with a sheriff sale date, you may still have ways to delay, avoid, or better manage what happens next.
Option 1: Ask About Loss-Mitigation with Your Lender
In many cases, it’s still worth asking the lender or servicer about “loss-mitigation” options — even if a sheriff sale is already on the calendar. These may include:
- Loan modification – Changing the terms of your mortgage to make payments more affordable.
- Repayment plan – Spreading missed payments over future months.
- Forbearance – A short-term pause or reduction in payments.
- Short sale – Selling the property, sometimes for less than the balance owed, with lender approval.
None of these are guaranteed, and they often take time to review — but if your sale date is weeks or months away, asking about these options can sometimes lead to a pause or change in the timeline.
Option 2: Request an Adjournment of the Sheriff Sale
New Jersey homeowners may be able to request limited adjournments of their sheriff sale. This is essentially a postponement of the sale date. Exact rules can depend on the county and current law, but many counties allow:
- A certain number of adjournments (for example, two), and
- A set number of days per adjournment.
An adjournment does not erase the foreclosure. What it can do is buy you time to:
- Explore a sale of the home on better terms,
- Apply for loss-mitigation, or
- Get professional guidance on your next steps.
Option 3: Sell Before the Sheriff Sale
For some homeowners, selling before the sheriff sale is a way to avoid the public auction, protect equity, and have more control over timing. Depending on your situation, this might look like:
- Traditional sale – Listing with a real estate agent if you have time and equity.
- Short sale – Working with your lender to accept a sale price that may be less than what you owe.
- Investor or cash buyer – Selling quickly to avoid the sale and move on with less stress.
No option is “one size fits all.” What makes sense depends on your equity, condition of the home, and your goals — staying vs. leaving on your own terms.
Option 4: Talk to a Professional About Legal Tools
Some homeowners speak with attorneys about legal options that may affect a sheriff sale, including bankruptcy or foreclosure defense strategies. These tools can have serious consequences and benefits that are far beyond the scope of a simple article.
If you are considering any legal action, it’s important to speak with a qualified attorney or housing counselor who understands New Jersey law. What worked for someone else may not be right for you.
What Happens After a Sheriff Sale in New Jersey?
If the sheriff sale goes forward and the property is sold, several things can happen next:
- The winning bidder may eventually take title to the property.
- You may face an eviction process if you still live in the home.
- Your credit and future borrowing ability can be affected for years.
- There may be issues related to any remaining balance (a deficiency).
Understanding what comes after the sale can help you plan — whether that means negotiating more time to move, exploring possible redemption rights, or protecting your next housing step.
Important Reminder
Every foreclosure and sheriff sale situation in New Jersey is unique. The information here is meant to be a steady, calm starting point — but it is not legal, tax, or financial advice and cannot replace guidance from a professional who reviews your specific case.
How My Foreclosure Option Can Help
At My Foreclosure Option, we focus on helping New Jersey homeowners move from panic to a clearer plan — whether that means trying to stay in the home or leaving on your own terms.
- Listening to your story without judgment.
- Helping you understand where you are in the foreclosure timeline.
- Explaining options in plain, honest language.
- Talking through possible next steps that fit your goals.
You don’t have to figure this out alone — especially when emotions are high and time is short.
Quick FAQs About Sheriff Sales in New Jersey
Can I stop a sheriff sale in New Jersey?
In some situations, yes. Depending on your case, you may be able to request adjournments, work on loss-mitigation with your lender, sell before the sale, or explore legal options. None of these are guaranteed, and timelines are very important — the sooner you act, the more options you are likely to have.
Is it too late to get help if my sheriff sale is already scheduled?
Not necessarily. A scheduled sale means the situation is serious, but that does not always mean every option is gone. Some homeowners are still able to postpone the sale, sell before the auction, or negotiate other arrangements. It’s important to get information specific to your timeline as quickly as possible.
Who should I talk to about my specific sheriff sale situation?
Many homeowners choose to speak with a qualified foreclosure attorney, HUD-approved housing counselor, or trusted local professional who understands New Jersey rules. You can also reach out to us for a free, confidential conversation about where you are in the process and what questions to ask next.
Need to talk through your options?
If you’re facing a sheriff sale in New Jersey and feel overwhelmed, you don’t have to carry this alone. We offer free, confidential conversations to help you understand your timeline and possible next steps.