Highland City is a quiet unincorporated community in Polk County, situated between Lakeland and Bartow along US-98. Known for its semi-rural character and proximity to both cities, Highland City attracts homeowners who want space without giving up Central Florida convenience. But financial hardship does not respect zip codes — and foreclosure can happen to anyone.
If you own a home in Highland City and are behind on your mortgage, this guide explains exactly how the Polk County foreclosure process works, what your options are, and what you can do right now to protect yourself.
How Foreclosure Works in Highland City (Polk County, 10th Circuit)
Highland City is an unincorporated area of Polk County. All foreclosure lawsuits involving Highland City properties are filed at the Polk County Courthouse, 255 N Broadway Ave, Bartow FL 33830. The Polk County Clerk of Court can be reached at (863) 534-4000 or polkcountyclerk.net.
Florida requires judicial foreclosure under F.S. Chapter 702. This means your lender must file a civil lawsuit, serve you with a complaint, and obtain a final judgment from a Polk County circuit court judge before any sale can occur. This process gives you statutory rights to respond, negotiate, and pursue alternatives throughout the case.
Under F.S. 702.015, lenders filing foreclosure after January 1, 2013 must certify they are in possession of the original promissory note or explain why they cannot produce it. Failure to comply with this requirement is a defense available to homeowners.
Highland City Foreclosure Timeline
Here is what a typical Polk County foreclosure timeline looks like for a Highland City homeowner:
| Stage | Typical Timeframe |
|---|---|
| Pre-foreclosure missed payments | 3–6 months |
| Lis pendens and lawsuit filed | Month 1 of lawsuit |
| Service of process and 20-day answer period | Months 1–2 |
| Discovery, motions, and negotiation | Months 3–10 |
| Final judgment entered | Months 10–12 |
| Foreclosure auction scheduled and held | Months 12–14 |
If you act early — especially by filing an answer and pursuing alternatives within the first few months — you have far more options and time than if you wait.
Options for Highland City Homeowners Facing Foreclosure
Pre-Foreclosure Sale
If you have equity in your Highland City home, a pre-foreclosure saleis often the cleanest resolution. You sell the property, pay off the mortgage from proceeds, and avoid the foreclosure judgment entirely. Highland City's location between Lakeland and Bartow attracts buyers looking for land and larger lots — demand is real.
Short Sale
When your mortgage balance exceeds your home's market value, a short salelets you sell for less than you owe with the lender's approval. While a short sale takes longer than a standard sale, it avoids a public foreclosure judgment and typically results in less credit damage than a completed foreclosure auction.
Loan Modification
Your lender's loss mitigation department can restructure your loan to make payments manageable. Options include a reduced interest rate, an extended loan term, or capitalizing missed payments into the new loan balance. A loan modification is a viable path if your hardship was temporary and you can now afford a modified payment.
Respond to the Complaint (File an Answer)
You have 20 days from being served to file a written answer with the Polk County court. Filing an answer keeps your case alive and prevents a default judgment. Even if you are not contesting the foreclosure outright, it buys critical time to pursue a loan modification, sale, or other resolution.
Chapter 13 Bankruptcy
Chapter 13 bankruptcy triggers an immediate automatic stay that stops all foreclosure proceedings, including a scheduled auction. You then propose a repayment plan to cure your mortgage arrears over 3 to 5 years while making regular ongoing payments. This is a powerful option for homeowners with income who experienced a temporary hardship.
Highland City Market Considerations
Barrett Henry, REALTOR and Broker Associate at REMAX Collective, has 23+ years of real estate experience helping homeowners across Polk County. Key factors for Highland City:
- Larger lots and acreage in Highland City often command premium pricing for the area — equity may exist even in homes purchased years ago.
- Proximity to the Polk Parkway (SR-570) has boosted demand in the area, creating favorable conditions for a pre-foreclosure sale.
- Well and septic properties require additional inspections in a sale — plan for this in your timeline.
- HOA and deed-restricted communities may have additional liens for unpaid dues. See HOA foreclosure in Florida.
Credit Impact: Why You Should Act Now
A completed foreclosure in Polk County stays on your credit report for 7 years and carries mandatory waiting periods before you can qualify for a new mortgage — 3 years for FHA, 2 years for VA, and 7 years for conventional loans. A short sale or deed in lieu carries significantly shorter waiting periods and less score damage.
The sooner you act, the more options you have. Waiting until a sale is scheduled dramatically limits your ability to negotiate with the lender or complete a sale.
Free Foreclosure Help for Highland City Residents
- HUD Housing Counseling — Free, (800) 569-4287. Find a HUD-approved counselor near you.
- Gulfcoast Legal Services — Free legal aid for qualifying Polk County residents facing foreclosure.
- Polk County Clerk of Court — polkcountyclerk.net, (863) 534-4000.
- Lakeland Foreclosure Guide — Full Polk County resource covering all foreclosure options.
Facing foreclosure in Highland City? Contact us today for a free consultation at (813) 733-7907 — no cost, no obligation.
