Foreclosure, short sale, and deed-in-lieu each carry their own seasoning clock, and it varies sharply by program. Here's how soon you can buy again in Saratoga Springs.
The shortest standard-program wait, plus a CAIVRS check.
From the completed sale or title transfer date.
Possible if current on payments + relocating for a job.
The longest wait of any program covered.
The region’s premier destination market - thoroughbred racing, Broadway shopping, SPAC and a year-round energy that keeps values among the highest in the area. Inventory moves fast and often above ask. A foreclosure doesn't close the door on buying in Saratoga Springs — VA and FHA both offer a real path back.
Full FHA, VA, Conventional, USDA, SONYMA, Non-QM, Jumbo, and Land Loan detail lives on the Buying After Foreclosure page — here's the quick comparison.
| Program | Foreclosure wait | Short sale / DIL wait |
|---|---|---|
| FHA | 3 years | 3 years (waivable to 0 days) |
| VA | 2 years + CAIVRS check | 2 years + CAIVRS check |
| Conventional | 7 years | 4 years |
| USDA | 3 years | 3 years |
| SONYMA | 3 years, no waiver | 3 years, no waiver |
| Land Loan | 3 years, zero tolerance | 3 years unless 2yr clean credit since |