Florida Foreclosure December 2027 Monthly Update

October 25, 202610 min readBy Barrett Henry, REALTOR®Last updated: October 25, 2026

December 2027 is the final month of the calendar year for Florida homeowners navigating foreclosure. It brings a cluster of important deadlines and dynamics: a year-end push by circuit courts to clear their dockets, the closing of the 2027 tax year for short sale purposes, CFPB application deadlines for February 2028 auction dates, snowbird high season in Southwest Florida and the Gulf Coast, and holiday-period court closures that can shift hearing dates.

Here is what December 2027 means specifically for Florida homeowners behind on their mortgages.

1. Year-End Tax Deadline: Short Sales Must Close by December 31

If you are negotiating a short sale, December 31, 2027 is the tax year closing deadline. A short sale that closes on or before December 31 falls in the 2027 tax year for mortgage debt forgiveness reporting. Forgiven mortgage debt on a principal residence may qualify for exclusion from federal income under the Mortgage Forgiveness Debt Relief Act, but the tax treatment depends on closing date and your specific circumstances.

If you have an accepted short sale contract and are waiting on lender approval, push your servicer for a decision in December. A short sale that slips past December 31 falls in 2028, which may change the tax treatment.

Consult a CPA or tax professional for advice specific to your situation. See also our guide on the tax consequences of a Florida short sale.

2. Year-End Court Push -- Final Judgments Accelerate

Florida circuit courts push to close pending cases before the January court year begins. December is one of the busiest months for final judgment hearings in foreclosure cases. If you have a pending case:

Confirm all upcoming hearing dates with your county clerk of courts
Courts observe Christmas (December 25) and New Year's Day (January 1) as Florida state holidays -- scheduled hearings and auctions may shift
The 10 business days before Christmas are often compressed with hearings -- if you receive a new notice, act immediately

3. CFPB 37-Day Deadlines for February 2028 Auctions

Under CFPB Regulation X (12 CFR 1024.41), submitting a complete loss mitigation application more than 37 days before a scheduled sale prevents the servicer from proceeding without first evaluating it. Key December deadlines:

January 15, 2028 auction: application due by approximately December 9, 2027
February 1, 2028 auction: application due by approximately December 26, 2027
February 15, 2028 auction: application due by approximately January 9, 2028

If you have an early 2028 auction date and have not submitted a loss mitigation application, December is your critical window. See our guide on Florida loan modification for the documents you need.

4. Snowbird High Season -- Strong Buyer Market in SW Florida and Gulf Coast

December is peak snowbird season in Southwest Florida. Buyers from northern states and Canada are in residence and actively looking for properties. If you need to sell before a winter auction and your property is in:

Lee County (Cape Coral, Fort Myers, Estero, Bonita Springs)
Collier County (Naples, Marco Island)
Sarasota County (Sarasota, Venice, North Port)
Charlotte County (Port Charlotte, Punta Gorda)

...December is your peak selling window. Listing now while snowbirds are actively looking is far better than waiting for spring. See our guide on selling before foreclosure in Florida.

5. Property Tax Discount Window Closes

Florida property tax bills mailed in November carry a 4% early-payment discount for November payments, decreasing to 3% for December payments. The difference is small but real: on a $4,000 tax bill, paying in December versus November costs $40 more. For homeowners in a tight financial position, every dollar matters. Pay in December if you cannot manage November.

December 2027 Action Checklist

If negotiating a short sale, push for lender approval and closing before December 31, 2027
If your auction is in January or February 2028, submit a complete loss mitigation application before December 26, 2027
Confirm all pending court dates with your county clerk of courts before the December holiday period begins
If you are in a snowbird market and have equity, list now -- December is peak buyer season in SW Florida and the Gulf Coast
Pay your November property tax bill if you have not yet done so -- the 3% December discount is still meaningful
If HOA dues are coming due in January, address them proactively with your HOA

Free Resources for Florida Homeowners in December 2027

HUD-Approved Housing Counselors in Florida -- free foreclosure counseling statewide
Florida Housing HAF Program: (833) 987-8997 -- direct mortgage assistance for eligible homeowners
Florida Bar Lawyer Referral Service: (800) 342-8011 -- licensed foreclosure defense attorneys statewide
Barrett Henry, REMAX Collective: (813) 761-0133 -- free real estate consultation for all 67 Florida counties

More Florida Foreclosure Monthly Updates

November 2027 Florida Foreclosure Update -- property tax bills arrive, hurricane season ends, snowbird season starts, year-end court push
October 2027 Florida Foreclosure Update -- snowbird return begins, hurricane season winding down
January 2027 Florida Foreclosure Update -- new court year, tax lien redemption window, snowbird peak market

Facing foreclosure in Florida? Contact us today for a free consultation -- no cost, no obligation. Barrett Henry and REMAX Collective serve homeowners in all 67 Florida counties.

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Barrett Henry

REALTOR® & Broker Associate | REMAX Collective

Barrett Henry has 23+ years of real estate experience helping Florida homeowners navigate foreclosure, short sales, and distressed property situations. He serves all 67 Florida counties with offices in Tampa, Largo, and Brandon.

(813) 761-0133

Frequently Asked Questions

Is December 2027 a deadline for short sales to close in the 2027 tax year?

Yes. A short sale that closes on or before December 31, 2027 falls in the 2027 tax year for purposes of mortgage debt forgiveness reporting. Under the Mortgage Forgiveness Debt Relief Act and its various extensions, forgiven mortgage debt on a principal residence may be excluded from federal taxable income, but the rules depend on when the debt is forgiven. A short sale that closes in 2027 allows any deficiency forgiveness to be reported on a 2027 tax return. A short sale that closes January 1, 2028 or later falls in the 2028 tax year. Consult a tax professional regarding your specific situation -- tax treatment of forgiven debt is complex and depends on your circumstances. See our guide on the tax consequences of short sales in Florida.

Do Florida courts push harder to close foreclosure cases in December 2027?

Yes. Florida circuit courts track their year-end performance, and judges and court administrators typically make a push in November and December to clear pending final judgment hearings and reduce the active docket before January. This means homeowners with pending cases may see faster scheduling of hearings and a shorter timeline to final judgment in December than in mid-year months. If you have a pending case, confirm all upcoming hearing dates with your county clerk of courts. Courts also observe Christmas (December 25) and New Year's Day (January 1) as Florida state holidays, which can shift scheduled hearing and auction dates.

Is the December 2027 housing market slow for pre-foreclosure sales?

December is a mixed market in Florida. In snowbird-heavy markets (Southwest Florida, Treasure Coast, Gulf Coast), December is high season -- snowbirds are in residence and actively looking for properties. In markets with primarily year-round residents -- the Tampa Bay area, Orlando, Jacksonville, South Florida -- December tends to be slower than spring and fall, but serious buyers are still active. Properties listed in December that are priced correctly for post-hurricane-Ian insurance realities and current rates can attract motivated buyers who need to close before year-end for tax or financing reasons.

What are the CFPB 37-day rule deadlines in December 2027?

Under CFPB Regulation X (12 CFR 1024.41), a complete loss mitigation application submitted more than 37 days before a scheduled sale prevents the servicer from proceeding without evaluation. Key December deadlines: For a January 15, 2028 auction, the application is due by approximately December 9. For a February 1, 2028 auction, the application is due by approximately December 26. For a February 15, 2028 auction, the application is due by approximately January 9, 2028. If you have an early 2028 auction date, December is the critical window.

Can I file Chapter 13 bankruptcy in December 2027 to stop my foreclosure?

Yes. Chapter 13 bankruptcy can be filed at any time, including December, and the federal automatic stay (11 U.S.C. 362) takes effect the moment the case is filed -- immediately stopping the foreclosure proceeding. Florida courts observe Christmas and New Year's Day, which can create a brief period where filing windows are tighter around holidays, but bankruptcy courts continue to accept filings. If your auction is scheduled in December or early January, contact a licensed bankruptcy attorney immediately. The Middle District of Florida (Tampa Division) serves most of the Tampa Bay and Central Florida region.

What happens with HOA dues in December 2027 during a foreclosure?

HOA assessments continue to accrue during a mortgage foreclosure under Florida Statute 720.3085. You remain personally liable for dues that accrued before the lender takes title at auction. Many Florida HOAs bill dues quarterly or annually -- a January billing cycle is common for annual or semi-annual assessments that cover the upcoming year. If your HOA dues bill arrives in December or January, address it even if your mortgage is in foreclosure. The HOA can file a separate lien and foreclose it independently. Contacting the HOA directly to negotiate a payment plan or settlement is often faster and less expensive than waiting for the mortgage foreclosure to resolve.

Is a deed in lieu of foreclosure easier to negotiate in December 2027?

A deed in lieu of foreclosure -- where you voluntarily transfer the property to the lender in exchange for debt cancellation and sometimes relocation assistance -- can be negotiated in December. Servicers typically require that you have attempted to sell the property through a short sale for 90 days first. If you have been listed without a buyer through October and November, December is a reasonable time to request that the servicer consider a deed in lieu. Note that a deed in lieu does not eliminate subordinate liens (HOA liens, second mortgages, mechanic's liens), which must be resolved separately. See our Florida deed in lieu guide for the process.

Can I claim surplus funds from a December 2027 foreclosure auction?

Yes. If your property sells at a December 2027 auction and the proceeds exceed the total amount owed -- mortgage balance, court costs, attorney fees, and other liens -- the surplus belongs to you under Florida Statute 45.032. File a motion for disbursement of surplus funds with the clerk of courts. Florida courts have held you typically have one year from the sale date to file your claim. December auctions in snowbird markets sometimes attract competitive bidding from buyers wanting to close before year-end, which can produce surplus funds. Contact a surplus funds attorney or a real estate attorney promptly after the auction.

Florida Foreclosure Guides

Understanding your options is the first step. These guides break down every path available to Florida homeowners.

→How Foreclosure Works in Florida →Ways to Stop a Foreclosure →Loan Modification Options →Short Sale Guide →Foreclosure vs. Short Sale →Lis Pendens Explained →Get a Cash Offer →Sell Before Foreclosure

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