Until the auction happens, you own your home — and you can sell it. A cash sale pays off the loan, stops the foreclosure, protects your credit, and puts your remaining equity in your pocket. We deliver a written offer within 24 hours and can close in as few as 7 days.
Foreclosure is a sequence of deadlines, and what you can do depends on where you are in it. Find your stage below. At every stage before the auction, selling is still on the table.
The lender is calling and sending letters, but nothing formal has been filed. You can reinstate, request a loan modification, or sell at full market flexibility. If the payments are no longer realistic, this is when selling nets you the most.
You received a demand letter, Notice of Default, or a court filing. Interest, late fees, and legal costs are now stacking onto your payoff every month. You can still sell — selling now preserves the most equity.
A sale date is set. In fast states this can be weeks away. A cash sale can still close before the auction if you start right away — we've closed in as few as 7 days. Call us today at (662) 686-8757.
Before the auction, you are the owner — you can sell, keep your remaining equity, and walk away with your credit intact. After the auction, the house is gone, the sale price is usually below market, and a completed foreclosure sits on your credit report for 7 years. Every option you have exists before that date.
How much time you have depends on your state. Non-judicial states move fast — sometimes just weeks from first notice to auction. Judicial states take longer, but fees and interest grow the payoff every month you wait. Here are the states where we buy most often:
| State | Process | Typical Time to Auction | What to Know |
|---|---|---|---|
| Georgia | Non-judicial | As little as 37–45 days | Sale advertised 4 weeks, then auctioned the first Tuesday of the month at the county courthouse. Atlanta foreclosure help |
| Texas | Non-judicial | As little as 41 days | 20-day cure notice, then 21-day sale notice. Auctions the first Tuesday of every month. Houston · San Antonio |
| Missouri | Non-judicial | As little as 30–45 days | One of the fastest states in the country — publication starts and the sale can follow within weeks. |
| Arkansas | Non-judicial | About 60–70 days | Notice of default is recorded, and the sale can be held roughly 60 days later. |
| Colorado | Non-judicial | About 110–125 days | Runs through the county Public Trustee once the election and demand is filed. |
| Nevada | Non-judicial | About 4 months | Notice of Default starts a 90-day window, then a 21-day sale notice. Las Vegas foreclosure help |
| Pennsylvania | Judicial | 6–12 months | Act 91 notice gives you 30 days before filing — a valuable window to sell. Philadelphia foreclosure help |
| Ohio | Judicial | 6–12 months | Court process ends in a sheriff's sale; costs compound the payoff monthly. Cleveland foreclosure help |
| Florida | Judicial | 8–14 months | Slower process, but fees and interest erode equity the whole time. Miami foreclosure help |
| New Jersey | Judicial | 12+ months | Among the slowest states — which means the payoff grows the longest. Newark foreclosure help |
Timelines are typical ranges, not guarantees, and can vary by county and lender. This is general information, not legal advice. A HUD-approved housing counselor can review your options for free at no obligation.
At closing, the title company pays your lender the full payoff directly. With the loan satisfied, the foreclosure is cancelled — there is nothing left to foreclose on. The loan reports as paid, not foreclosed.
Late payments sting, but they heal in months. A completed foreclosure drops your score 100+ points and blocks you from most mortgages for years. Selling first keeps the foreclosure off your record entirely.
Auctions routinely sell below market value, and the proceeds pay the lender, attorneys, and fees first. A private cash sale at a fair price — with zero commissions and zero closing costs — almost always nets you more.
No sheriff's notice on the door, no forced move-out date. You pick the closing day, and if you need a little time after closing to relocate, tell us — we can usually build that into the agreement.
Yes. In every state, you remain the legal owner and can sell your house right up until it is sold at auction. Once the auction happens, it is too late. The earlier you start, the more options and equity you keep.
Foreclosure exists because the loan is unpaid. When you sell, the title company pays your lender the full payoff amount at closing. With the debt satisfied, there is nothing left to foreclose on — the case or sale is cancelled.
We deliver a written cash offer within 24 hours and can close in as few as 7 days. In fast non-judicial states like Texas, Georgia, and Missouri, we recommend contacting us at least 14 days before your auction date.
Auction prices are usually well below market value, and the proceeds first pay the lender, legal fees, and costs. Any surplus is supposed to go to you, but it is often far less than what a private sale would net. Selling before the auction typically preserves much more of your equity.
A completed foreclosure typically drops a credit score 100 or more points and stays on your report for 7 years, affecting future mortgages, rentals, and even some jobs. Selling before the auction means no completed foreclosure appears on your record — the loan simply shows as paid.
If the payoff is higher than the sale price, contact us anyway. In some cases lenders will accept less than the full balance to avoid the cost of foreclosing. We can discuss what is realistic for your situation with no obligation.
No. No commissions, no closing costs, no fees. The offer we make is the amount available to pay off your loan and put the remainder in your pocket.
Letting it go usually costs you twice: the auction typically brings less than a private sale, and a completed foreclosure damages your credit for 7 years. In some states, if the auction does not cover the debt, the lender can pursue you for the difference. Selling first avoids all three outcomes. This is general information, not legal advice — a HUD-approved housing counselor can review your specific options for free.
Get your cash offer with zero commitment. If it does not work for you, walk away.
Close in 7 days or 60 days. The timeline is completely up to you — and your deadline.
A licensed title company manages closing, the loan payoff, and your funds transfer.
Get a written cash offer in 24 hours — free, no obligation, no pressure.
Call (662) 686-8757 Now