ServicesAvoid Foreclosure
Avoid Foreclosure in Anthony, TX
If a notice of default or a notice of sale has arrived, a cash sale that closes before the trustee's sale pays off the loan and keeps a foreclosure off your record. We put the numbers in writing first, so you see the payoff and what you walk away with.
How a Cash Sale Stops the Clock
Most Texas mortgages are secured by a deed of trust, which lets the lender foreclose without going to court. After a notice of default and a cure period of at least 20 days, the lender can post a notice of sale at least 21 days ahead. Sales happen on the first Tuesday of the month. That timeline is short, and a traditional sale with repairs, appraisals and a buyer's financing often can't fit inside it.
We buy the house for cash, as-is. The title company orders a payoff statement from your servicer, and at closing the loan is paid in full from the sale proceeds. Once the payoff lands, the lender has no debt left to foreclose on and the scheduled sale is canceled.
A cash sale is the right call when you can't catch up on the arrears, don't want to keep the property, and would rather leave with your credit and any remaining equity than lose both at the courthouse steps.
What We Handle for You
The payoff spelled out in writing
The offer shows the purchase price, the estimated loan payoff with arrears, late charges and trustee fees, and your estimated net. Every deduction is in front of you before you sign.
Payoff request and title search
We coordinate with the title company to get the payoff statement and check for other liens, like unpaid property taxes or judgments. Catching them early keeps the closing on schedule.
Nothing to fix or clear out
No Repairs is meant literally. The roof, the HVAC unit and everything in the garage can stay just as they are.
No deductions for us
We charge $0 Fees and $0 Commission, so nothing comes out of your proceeds for us. Every closing cost connected to the sale is ours as well, keeping title and escrow charges off your side of the settlement statement.
You choose the closing date
Pick the closing date, so long as it falls before the scheduled sale. If you need a few more days to move out after closing, let us know early and we'll write that in as well.
Signs It's Time to Look at Selling
A notice of default or intent to accelerate
This letter usually means you are two or more payments behind and the cure period has started. It is the earliest point where selling gives you the most room.
A notice of sale with a date on it
Once a sale date is posted, the window is a few weeks. A cash closing with no appraisal, no inspection and no financing contingency is one of the few sales that fits.
A reinstatement figure you can't reach
The servicer's reinstatement amount adds missed payments, late fees and legal costs. If that number keeps climbing faster than you can save, catching up may not be realistic.
Repairs that block a normal sale
Foundation movement, a failed roof or a dead water heater can stop a financed buyer's lender cold. We buy as-is, so those problems don't stall the sale.
From First Call to Closing
- 1
A quick call and a walk-through
Walk us through the loan, any notices that have arrived and the sale date if one is set. Then we book a free 5-minute walk-through of the house.
- 2
The cash offer on paper
You receive a free, no-obligation cash offer showing the price, the estimated payoff and your net, each on its own line. Feel free to have a housing counselor or attorney look it over.
- 3
Payoff and title work
Once you accept, the title company opens a file, requests the payoff statement and clears any liens. We let you know what has come in and what is still pending.
- 4
Closing ahead of the sale date
You sign at the title company, the sale proceeds pay off the lender, and whatever remains is yours. With the debt paid, the trustee's sale is canceled.
What Shapes Your Offer and Your Net
Our offer starts with what the house is worth in its current condition. What you walk away with depends on what is owed against it. Every one of these items appears in writing on your offer, so nothing shows up for the first time at the closing table.
- The loan payoff
- Principal, missed payments, interest, late charges and foreclosure fees billed by the trustee or attorney all go into the payoff. The longer the default runs, the larger that number gets.
- Condition of the house
- Roof age, plumbing, electrical and foundation issues affect the price we can pay. We explain which items moved the number and why.
- Other liens on the title
- Back property taxes, HOA dues, a second mortgage or a judgment lien must be paid at closing. Some can be negotiated down; we tell you which.
- Time before the sale date
- More time means fewer added fees and more room to resolve title problems. A sale scheduled a week out leaves less flexibility than one a month out.
Selling Ahead of a Foreclosure: Common Questions
Something not covered here? (915) 233-7996
My sale date is already on the calendar. Is it too late to sell?
Often it isn't. The trustee can only go ahead if the loan is still owed on the morning of the sale. When we close first and your servicer receives the payoff, the sale comes off the calendar. The nearer the date, the sooner the title company has to get started.
What happens if I owe more than the house is worth?
In that case our price may fall short of the balance, and a cash sale alone won't clear the loan. We'll say so plainly on the call instead of leaving you hanging. If we aren't the right buyer, we still pass along the best alternative contact we know, such as a housing counselor who can talk through a short sale or a loan modification.
Will a sale hurt my credit as much as a foreclosure would?
Missed payments already reported will stay there. A completed sale that pays off the loan keeps a foreclosure from being added, and lenders tend to judge a foreclosure more harshly. A credit counselor can explain how this plays out for your own report.
Do I have to tell my lender about the sale?
Your lender will learn about it, since the title company requests the payoff from the servicer. You are allowed to sell at any point before the sale date. Keep taking their calls and save every notice; we use them to lay out your timeline.
Is there a charge for the offer?
No. Both the walk-through and the written cash offer are free, and accepting is up to you. If the figures don't work for you, hold on to the offer and make your decision when you're ready.
Get the Numbers Before the Sale Date
A short call tells us the loan, the notices and the timeline. From there we set up the walk-through and put your payoff, price and net in writing.