Watch: you still have choices
Nobody plans to fall behind on their house.
About 75 seconds, with captions. The finished cartoon goes in this spot.
Music: "Cirrus" by Scott Buckley – released under CC-BY 4.0. www.scottbuckley.com.au
Texas forecloses faster than almost any other state. Once a sale is posted, the auction can be just 3 weeks away.
Behind on payments in Texas?
There's still time. Sell before the auction.
Cash offer in 24 to 48 hoursOften closing before the sale date, when time and title allow.
Protect your credit and walk away with your equity. No fees, no commissions, no obligation, and no judgment.
- ✓Keep foreclosure off your record
- ✓Walk away with any equity
- ✓Paperwork handled for you
- ✓Sell as-is, no repairs
The Texas foreclosure timeline
It moves faster than most people think.
Most Texas foreclosures don't go through a court. Once the steps start, the window to act is short. The sooner you call, the more choices you have.
1 · Missed paymentsOne missed payment turns into two or three. Late fees start piling up.
2 · Notice of defaultThe lender must give you at least 20 days to catch up before moving ahead.
3 · Sale is postedA notice of sale goes up at least 21 days before the auction.
4 · Auction dayFirst Tuesday of the month. After that, your choices are gone.
What foreclosure really costs
It costs more than the house.
Your credit, for up to 7 yearsA foreclosure can stay on your credit report for years, making loans, cars and even some jobs harder to get.
You may still owe moneyIf the auction brings in less than you owe, the lender may come after you for what's left.
Your next rentalLandlords run credit checks. A foreclosure on your record can make the next lease harder to get.
Your equityAt auction, you lose control of the price. Selling first means any equity can go in your pocket.
Your options
Until the auction, you still have choices.
Every situation is different. Here are the main roads, honestly. If selling isn't the best one for you, I'll tell you.
Catch up with your lenderPay the past-due amount to reinstate the loan, or ask about a modification or payment plan. Best if the hardship is short and your income has recovered.
Free HUD-approved counselingA free counselor can review your options with you. Call (800) 569-4287 or visit hud.gov. (Counseling can take a few weeks, especially with an FHA loan while the lender reviews options. If your sale date is close, call sooner rather than later.)
Short saleIf you owe more than the home is worth, the lender may accept less. It takes lender approval and time, so it works best with months, not weeks.
Sell to me for cashFast and certain. I can often close before the auction date, you choose the day, and any equity is yours. No repairs, no showings, no commissions.
You're not alone
This isn't a personal failure.
Many thousands of Texas families are in this exact spot. Jobs change, insurance doubles, HOA fees pile on. Behind on HOA? Insurance doubled? Owe more than the house is worth? There's still a way out, and it starts with one conversation.
How it works
Three steps. No pressure.
- 1Tell me your situationFill out the form or call. Share your auction date if you have one. Everything stays private.
- 2Get a fair cash offerUsually within 24 to 48 hours, with every number explained. No obligation.
- 3Close before the saleAt a local title company, often before the auction date. I handle the paperwork.