Facing foreclosure

Foreclosure timelines vary a lot by state. Texas is a non-judicial state and moves fast — a lender can post a property for sale with as little as 21 days' notice, and sales happen on the first Tuesday of the month. Judicial states like Florida take considerably longer. Either way, the pattern is the same: if there's equity in your house, letting it go to auction is usually the worst available outcome. You lose the equity, and you take the credit damage anyway.

What selling before the sale date actually does

• The mortgage gets paid off at closing, and the foreclosure stops
• Any equity above the payoff comes to you instead of disappearing at auction
• Your credit takes a sale, not a foreclosure — a meaningfully different mark
• You control the move-out date instead of a constable's schedule

We can work directly with your lender

With your written authorization, we'll talk to the loss-mitigation department, request the payoff, and in many cases get the sale date postponed once a contract is in place. You don't have to sit on hold for two hours. If the numbers don't leave you any equity, we'll say so and point you toward a short sale or a HUD-approved counselor instead of wasting your time.

The one thing that matters

Time. Every week you wait, fewer options remain. If your sale date is inside 30 days, call us instead of filling out the form — we'll pick up.