How long after foreclosure can I get a mortgage?

FHA: 3 years. VA: 2 years. Conventional: 7 years (3 years with extenuating circumstances). Non-QM: as little as 12-24 months.

Foreclosure seasoning is stricter than bankruptcy seasoning at the agency level. FHA: 3 years from foreclosure completion date. VA: 2 years. USDA: 3 years. Conventional: 7 years standard, or 3 years with documented extenuating circumstances (divorce, medical hardship, job loss outside borrower's control). Non-QM programs accept much shorter seasoning: 12-24 months past foreclosure with rate premium of 0.5-2%. The "completion date" is when the foreclosure sale recorded — not when default started. Deed-in-lieu of foreclosure is treated similarly to foreclosure for seasoning. Short sale (selling for less than the loan balance) is treated more favorably: FHA accepts 3 years (sometimes immediately if you were current at the time), VA and conventional accept 4 years (or 2 with extenuating circumstances). Re-establishing credit during seasoning is essential. Maintain 3+ tradelines, all current, with mix of installment + revolving. Pay down balances to below 30% utilization.