Foreclosure Fears Grow as Google Searches for Mortgage Help
When you’ve been through as many market cycles as I have, you learn to pay attention to the quiet signals before the headlines hit. And right now, one of those early signals is starting to make noise.
Google Trends recently showed a sharp increase in searches for “help with mortgage,” climbing back to levels we last saw during the 2008–09 financial crisis. While search data doesn’t mean we’re headed for a wave of foreclosures tomorrow, it does tell us something very important: homeowners are worried. Worries often lead to action, loan modifications, missed payments, and eventually foreclosures in some markets.
The Signals Behind the Searches
The story doesn’t stop with search trends. LegalShield recently reported that foreclosure-related legal inquiries are up nearly 30% from a year ago, suggesting that more people are at least considering their options. The Mortgage Bankers Association also reported a slight uptick in mortgage delinquencies, reaching 4.04% in Q1 2025. ATTOM Data Solutions confirmed a 13% increase in foreclosures nationwide compared to last year.
None of these numbers are catastrophic on its own. In fact, they are still well below the peak levels we saw during the last housing crash. But what concerns me as an investor is the direction of the data. We’re no longer at the bottom of the delinquency cycle; we’re trending upward. That means more opportunities for investors, but also more risk if you’re overleveraged or sitting on underperforming assets.
Why This Isn’t 2008
Before you start bracing for another Great Recession, it’s important to recognize how different this market is from the one we faced back then. In 2008, millions of homeowners were in risky adjustable-rate mortgages, often with little or no equity. When their payments reset higher, they had no choice but to walk away.
Today, the situation looks much different. Over 80% of homeowners still have mortgage rates below 6%, which means they’re far less likely to sell or default unless absolutely necessary. Many homeowners are sitting on record amounts of tappable equity, an average of $213,000, according to the latest ICE Mortgage Monitor. That equity gives them options: refinance, sell, or even rent out their home before falling into foreclosure.
On top of that, regulatory measures have been put in place since 2008 to slow down the foreclosure process. The Consumer Financial Protection Bureau requires lenders to exhaust loss-mitigation options before starting foreclosure proceedings, which creates more breathing room for homeowners to get back on their feet.
The Investor’s Opportunity
So, what does all this mean for you as an investor? It means that we may be entering a period where more distressed assets come to market, but not in the fire-sale fashion of 2009. Instead, opportunities will appear in pockets, neighborhood by neighborhood, as certain markets feel more pressure than others.
This is where the smart investor can get ahead of the curve. Pay attention to regional data and monitor early indicators like rising legal filings or a sudden increase in homes listed for auction. Talk to local brokers, property managers, and attorneys. These professionals often know about distressed properties before they hit the MLS.
And here’s something I always tell my team: don’t just look where everyone else is looking. By the time a neighborhood’s foreclosure problem is making headlines, the best deals are gone. The savvy move is to focus on the adjacent areas. The places most likely to be next in line when distress spreads outward.
Final Thoughts
We are at an interesting moment in the housing cycle. The combination of rising consumer debt, a slight uptick in delinquencies, and growing foreclosure activity tells me that the market is under stress. But unlike 2008, the average homeowner today is in a stronger position, which should prevent a full-blown crash.
For investors, this is the time to be cautious but ready. Keep your cash position strong, refine your deal criteria, and build relationships with the people who can bring you off-market opportunities. When stress in the market creates motivated sellers, you want to be the first call, not the last.
The opportunities are coming. The question is whether you’ll be ready to act when they arrive.
