Data updated October 12, 2026 · Stanislaus County, California
Stanislaus County Pre-Foreclosure Homes & Listings
Stanislaus County has 341 properties in active pre-foreclosure: owners who have received a recorded foreclosure filing but haven't lost the home. That ranks #13 of 58 counties, 2.0% of California's pre-foreclosure pipeline. Both stages are tracked from the recorded documents themselves — notices of default in their reinstatement window and notices of trustee sale with an auction date set — with cured and cancelled filings removed.
Search These 341 Pre-Foreclosure Properties
7-Day Free Trial · No Credit Card Required · One-Click Sign-In With Google
Sample Records
9 Real Pre-Foreclosure Properties In Stanislaus County
9 records pulled from the database, picked from the highest AI distress scores in the county. Click a pin or a row to light it up on the map, double-click to open the same property profile subscribers see. Owner names, mailing addresses, parcel numbers, and contacts are shown in the free trial (no credit card required).
Showing: List. Switch to AI Distress Score to see how our AI ranks these ten by urgency.
| Property | Type | Value | Equity | Stage | Lien Position | Score |
|---|---|---|---|---|---|---|
1430 HARRIETT DR WATERFORD · 3 bd / 1 ba · 1,052 sf | Single Family | $366K | $162K44% | Sep 11, 2026 Auction · Bid $204K | 1st | 85 |
2815 MARY LN MODESTO · 3 bd / 2 ba · 1,134 sf | Single Family | $361K | $245K68% | Sep 23, 2026 Auction · Bid $116K | 1st | 78 |
33700 TULLY RD APT 16 MODESTO · 1 bd / 1 ba · 748 sf | Condo | $138K | $23K17% | Feb 12, 2025 Default Recorded | 2nd | 77 |
41324 N POINTE PL MODESTO · 3 bd / 2 ba · 1,744 sf | Single Family | $480K | $157K33% | Sep 11, 2026 Auction · Bid $323K | 1st | 75 |
53868 NORTHERN OAK DR CERES · 3 bd / 3 ba · 2,588 sf | Single Family | $603K | $61K10% | Sep 28, 2026 Auction · Bid $542K | 1st | 72 |
6508 LAUREL AVE MODESTO · 2 bd / 1 ba · 1,021 sf | Single Family | $525K | $300K57% | Sep 23, 2026 Auction · Bid $206K | 1st | 68 |
72317 DENBIGH DR MODESTO · 2 bd / 2 ba · 1,220 sf | Single Family | $440K | $98K22% | Aug 12, 2026 Default Recorded | 1st | 66 |
81313 FLOYD AVE APT 108 MODESTO · 2 bd / 1 ba · 904 sf | Condo | $216K | $20K9% | Oct 16, 2023 Default Recorded | 1st | 54 |
98812 SMITH ST PATTERSON · 4 bd / 2 ba · 1,388 sf | Single Family | $441K | $318K72% | Jul 29, 2026 Default Recorded | 1st | 53 |
Want all 341 active pre-foreclosures in Stanislaus County?
These ten are the sample. Owner names, mailing addresses, parcel numbers, lenders, trustees, one-click skip tracing, and direct mail are shown in the free trial (no credit card required).
The Profile
One click. The whole picture.
The full foreclosure pipeline
Every notice of default and trustee sale, statewide. Auction date, time, location, opening bid, and the trustee's phone number.
True equity
Valuation minus every open loan on record, estimated balances included. Filter for the equity range your strategy needs.
The Full Stanislaus County Distress Pipeline
Stanislaus County Foreclosure Filings By Month
Notices of default and trustee-sale notices recorded in Stanislaus County over the last 12 months, counted from the recorded documents. Over that period the county recorded 601 notices of default and 461 sale notices; November 2025 was the busiest month with 211 filings. Default filings over the last three months are up 8% against the three before, and sale notices are up 11%. October 2026 so far: 2 defaults and 0 sale notices.
| Month | Notices Of Default | Sale Notices |
|---|---|---|
| September 2026 | 56 | 31 |
| August 2026 | 51 | 23 |
| July 2026 | 55 | 29 |
| June 2026 | 44 | 27 |
| May 2026 | 45 | 28 |
| April 2026 | 61 | 20 |
| March 2026 | 59 | 22 |
| February 2026 | 45 | 26 |
| January 2026 | 49 | 28 |
| December 2025 | 38 | 28 |
| November 2025 | 42 | 169 |
| October 2025 | 56 | 30 |
Recorded filings by recording month; the month in progress is shown in the text above, not the table. A filing is counted when it records, whether or not it is later cured or cancelled.
Stanislaus County At A Glance
Stanislaus County is home to about 552,250 people and is tracked parcel by parcel across every city and unincorporated community inside it. Across Stanislaus County the platform is tracking 341 in pre-foreclosure, 274 under a notice of default and 67 with an auction date set.
The pressure is not spread evenly. Modesto, Patterson, Turlock, Ceres and Salida carry 85% of it between them, out of 20 communities in the county.
By ZIP, 95363, 95351, 95380 and 95350 run heaviest. Modesto City High School District and Ceres Unified School District contain the largest shares.
What's on Every Property Record
Every property links to its owner and mailing address, every open loan with recorded amounts, the past-due figure from the default filing, scheduled auction details where a sale is set, other liens, and true equity — then the AI distress score ranks the county's deepest distress first.
Frequently Asked Questions
How many active pre-foreclosures are there in Stanislaus County?
Properant tracks 341 active pre-foreclosures in Stanislaus County as of October 12, 2026 — ranked #13 of California's 58 counties — counted from recorded county documents with releases and cancellations removed.
Is a Stanislaus County pre-foreclosure list better than an auction list?
They serve different strategies. Pre-foreclosure owners — especially at the NOD stage — still control the property and can sell, which is where direct outreach works. The auction subset matters when you plan to bid. This list holds both stages, separately filterable.
Can I download the Stanislaus County list?
Yes. Inside Properant you can filter Stanislaus County by city, equity, owner type, and every other signal, save the list, and export it — or upload your own list for matching and enrichment. The trial is free and requires no credit card.
Work Stanislaus County Like You Live at the Recorder's Office
This page is one slice of it. Properant connects every parcel in California to its owner, open loans, liens and foreclosure stage — then scores and skip-traces the ones worth calling.
Want to search these 341 pre-foreclosure properties?
Explore the live Stanislaus County pre-foreclosure database in Properant.
See the Live List→7-Day Free Trial · No Credit Card Required