ServicesAvoid Foreclosure
Avoid Foreclosure in Sierra Blanca
If you are behind on the mortgage, a sale can pay off the loan before the lender sells the house. We make a cash offer on the place as-is, with no fees and no commission, and you pick the closing date. The earlier you call, the more choices you keep.
A sale that pays off the loan first
Texas foreclosures run on a short clock. Most mortgages in the state let the lender foreclose without ever going to court. Once a default notice and a posted notice of sale are out, the house can go to auction on the first Tuesday of a month. After that clock starts, there is little slack.
What we do is simple. We buy the house for cash, and the sale money pays off what you owe the lender, including late fees and their costs. If we close before the sale date, the foreclosure stops because the loan is paid.
This works best when you call at the first or second missed payment, not the week before the sale. More time means a cleaner closing and fewer surprises with the payoff.
What a sale to us includes
- A cash offer, free and without obligation
- We review the house and the numbers, then give you an offer over the phone. Turn it down and you owe nothing.
- Nothing to fix or clean
- We take the house as it stands. The leaking roof, worn carpet and whatever fills the garage can all stay.
- No fees, no commission
- There's no commission and there are no fees for you. We pay the closing costs of the sale, so the math stays simple.
- A closing date you set
- We time the closing around the lender's deadline and your move. With no appraisal, no inspection and no financing contingency, nothing stalls it.
- An honest look at the payoff
- We help you get the payoff number from your lender and go over what remains once the loan is paid. If the numbers don't add up, we tell you.
- Help even when we're not the answer
- Sometimes our offer isn't the right fit. If so, you still leave the call with the best alternative contact we know for what you're facing.
Signs it is time to plan a sale
You have missed two payments
Lenders start sending default letters after a couple of missed payments. This is the best time to call. You still have weeks, not days.
A notice of default came in the mail
This letter gives you a short window to catch up. If you cannot, a notice of sale usually comes next.
The catch-up amount keeps growing
Late fees and lender costs pile on every month. If the number is out of reach, selling while there is still equity can protect what you have built.
The payment no longer fits your life
A job change, a divorce or medical bills can make the mortgage too heavy even before you fall behind. Planning a sale now is easier than racing a deadline later.
A sale date has been posted
It is late, but not always too late. Call right away and we will tell you honestly whether a closing can happen in time.
What your offer depends on
You pay $0 fees and $0 commission when you sell to us, and the closing costs of the sale are ours. What changes from house to house is the offer, and what's left for you once the loan is paid off. These are the things that move it.
Your payoff amount
The loan balance, plus the missed payments, late fees and the lender's costs. The payoff climbs the longer the default goes on.
The house's condition
We buy it as it is, so an old roof or aging plumbing won't stop a sale. It does affect what we can offer.
Liens and past-due county taxes
Anything else recorded on the property, such as overdue taxes, a second mortgage or a contractor's lien, gets paid from the sale at closing. We check for these up front so nothing surprises you.
How long until the sale date
Extra time leaves room to work out title and payoff questions. A close deadline can still be met, just with less margin.
The steps, start to finish
- 1
Start with a phone call
Share the details on the house, the amount you owe and any lender letters you've received. Our questions are simple, and so are our answers.
- 2
A free 5-minute walk-through
A quick look at the house, in person or by video. No one is judging its condition, and no inspection report gets written.
- 3
See your cash offer
We walk through the offer with you line by line, side by side with the lender's payoff. You see what goes to the loan and what comes to you.
- 4
Set your closing date
Pick a date ahead of the lender's deadline that leaves you time to move. At closing, the title company pays off the lender.
Foreclosure questions we hear a lot
Will selling to you actually stop the foreclosure?
If we close before the sale date, yes. The lender gets paid in full from the sale, so there is nothing left to foreclose on. We work with the title company to get the payoff right and on time.
Can you help if the loan is bigger than the property's value?
Sometimes a cash sale will not cover the full balance. In that case the lender would have to accept less than it is owed, which is called a short sale, and getting that approved can take weeks. We will tell you plainly if that is where things stand, and point you to the best alternative contact we know.
How much time do I need?
More is always better. Calling after a missed payment or two gives you the most choices. If a sale date is already posted, call anyway and we will tell you honestly whether it can work.
Do I need to make repairs or empty the place out?
Not at all. Our offer covers the property as-is, in whatever shape it is in today. Keep the things that matter to you and leave everything else behind.
Should I talk to my lender or a lawyer too?
It is a good idea. Your lender may offer other options, and a lawyer can explain your rights. We are glad to work alongside them, and selling to us is only one choice on the table.
Start planning before the deadline does it for you
A phone call costs nothing and commits you to nothing. We will look at the numbers with you and tell you what a sale could do.