Tamarac is a mid-county Broward City located in the western suburbs, bordered by Coral Springs to the north, Sunrise to the west, Lauderhill and North Lauderdale to the south, and Margate to the northeast. Originally developed as a planned retirement community in the 1960s, Tamarac has diversified significantly -- today it is home to families, working professionals, and retirees, with a substantial Caribbean-American and South American community. Tamarac's housing stock includes a mix of single-family homes, townhouses, and condominium complexes, many of which were built in the 1970s and 1980s.
Florida's judicial foreclosure process means cases in Broward County's 17th Judicial Circuit typically take 12 to 18 months from filing to auction. That timeline creates real opportunities to act -- but those windows close. Begin exploring your options as early as possible.
Why Tamarac Homeowners Fall Behind in 2026
- Rising property insurance costs: All Broward County homeowners have been affected by Florida's property insurance crisis. Statewide insurer withdrawals and premium increases have pushed total housing costs higher across every Tamarac neighborhood.
- Condominium special assessments: Florida's building safety laws enacted after the 2021 Surfside collapse require older condominium buildings to undergo structural inspections and fund reserves for major repairs. Many Tamarac condo owners have received large special assessment notices they were not prepared to pay.
- Older housing stock maintenance costs: Many Tamarac homes were built in the 1970s and 1980s. Roofing, HVAC, plumbing, and electrical system replacements create unexpected large expenses that can push households into mortgage default.
- Fixed-income households facing payment increases: A significant portion of Tamarac's population is retired or on fixed income. When insurance, HOA fees, and property taxes all increase simultaneously, homeowners on fixed income can find their total housing payment exceeding their capacity.
- ARM payment adjustments: Buyers who used adjustable-rate mortgages during the recent price surge are now facing payment increases when the initial fixed period expires.
Your Options When Behind on a Tamarac Mortgage
Keeping Your Home
- Loan modification: Request a permanent restructuring of your loan terms -- lower interest rate, extended term, or principal deferral -- to make your payment affordable. Lenders are required by federal rules to evaluate complete applications before proceeding with foreclosure.
- Forbearance: Request a temporary pause or reduction in payments while you address a short-term hardship. CFPB Regulation X requires servicers to consider forbearance requests for delinquent borrowers.
- Reinstatement: Pay the total overdue amount in a lump sum to bring the loan current. This stops foreclosure immediately and restores the original loan terms.
- Chapter 13 bankruptcy: Reorganize mortgage arrears into a 3 to 5 year court-supervised repayment plan. Filing immediately triggers an automatic stay halting all foreclosure activity under 11 U.S.C. 362.
Exiting the Property
- Sell before foreclosure: If your Tamarac home has equity, selling at market value before the auction pays off the mortgage in full and protects your credit. Broward County demand from owner-occupants and investors keeps the market active.
- Short sale: If you owe more than the property is worth, a short sale with lender approval resolves the debt for less than the full balance. Most approvals include a written deficiency waiver.
- Deed in lieu of foreclosure: Voluntarily transfer the property to your lender in exchange for full release of the mortgage obligation, often with a relocation assistance payment.
The Broward County Foreclosure Process
Florida is a judicial foreclosure state. Tamarac foreclosure cases are filed at the Broward County Courthouse, 201 SE 6th St, Fort Lauderdale, FL 33301, in the 17th Judicial Circuit. The full foreclosure timeline runs 12 to 18 months for uncontested cases. At every stage before the auction closes, you can pursue loss mitigation, sell the property, mount a foreclosure defense, or file for bankruptcy protection.
Surplus Funds at Broward County Foreclosure Auctions
If your Tamarac home sells at the Broward County foreclosure auction for more than the total judgment amount, the excess belongs to you under Florida Statute 45.032. You must file a claim with the Broward County Clerk of Court within 60 days of the disbursement order. Track your case at browardclerk.org. Do not leave surplus funds unclaimed.
Local Resources for Tamarac Homeowners
- Broward County Courthouse: 201 SE 6th St, Fort Lauderdale, FL 33301 (17th Judicial Circuit). Check your case status at browardclerk.org.
- Legal Aid Service of Broward County: (954) 765-8950. Free or bilingual legal assistance for qualifying Broward County homeowners facing foreclosure.
- HUD-Approved Housing Counseling: (800) 569-4287. Free, independent counseling on all options when behind on your mortgage.
- Florida Bar Lawyer Referral Service: (800) 342-8011. Referrals to licensed Florida attorneys at a reduced initial consultation fee.
Related Guides for Broward County Homeowners
- Broward County Foreclosure Guide
- Behind on mortgage in Coral Springs: what to do
- Behind on mortgage in Margate: what to do
- Behind on mortgage in Sunrise: what to do
- Behind on mortgage in Lauderhill: what to do
- Behind on mortgage in Fort Lauderdale: what to do
- How the Florida foreclosure process works
- Florida foreclosure timeline explained
- 8 proven ways to stop foreclosure in Florida
- Sell your home before the foreclosure auction
- Short sale in Florida: how it works
- Florida loan modification guide
- Deficiency judgments in Florida
- Free foreclosure resources for Florida homeowners
MARS Rule Disclosure: Barrett Henry is a licensed real estate professional, not an attorney. Nothing on this page constitutes legal advice. You are not required to use a third-party representative to contact your mortgage servicer.
Behind on your Tamarac mortgage? Contact Barrett Henry today for a free, no-obligation consultation. We will review your situation and help you understand every option available under Florida law.
