ServicesAvoid Foreclosure
Avoid Foreclosure in Clint, TX
Once a notice of default or a notice of trustee sale arrives, your lender sets the clock. We make a cash offer on the house as-is, pay off the loan through a title company and help you close before the sale date.
How a cash sale stops a Texas foreclosure
Most Texas foreclosures on a primary residence are nonjudicial, which means no court hearing. After missed payments, the servicer must send a notice of default giving at least 20 days to cure. Then comes a notice of sale, sent at least 21 days before the auction. Sales are held on the first Tuesday of the month at the county courthouse, so once that notice is posted, you can count the days.
A sale to us closes through a title company. The title company orders a payoff statement from your servicer covering the principal, the missed payments, late fees and the trustee or attorney fees added during foreclosure. That full amount is paid at closing, the loan is closed and the scheduled sale has nothing left to sell. No appraisal. No inspection. No financing contingency. Those three steps are what usually push a traditional sale past the deadline.
A sale is not the right answer for everyone. If reinstatement, a loan modification or a repayment plan would keep you in the house, we will say so plainly. And if our offer does not suit your situation, we still connect you with the person or office best placed to help, whether or not you sell to us.
What we handle in a foreclosure sale
- 01
Reading your notices
We look at the dates on your notice of default and notice of sale and work backward from the sale date. That way the closing date leaves room for title work instead of landing on the last possible day.
- 02
Checking the payoff line by line
Payoff statements in foreclosure carry more than the loan balance: corporate advances, property inspection fees, force-placed insurance and legal costs. We go through each line with you so you know exactly what the sale has to cover.
- 03
Title and lien search
The title company searches for second liens, home equity lines, delinquent property taxes, HOA liens and judgments. Finding them in the first week keeps them from stalling the closing in the last one.
- 04
A cash offer on the house as-is
No Repairs, $0 Fees and $0 Commission. Leave behind the furniture and items you do not want to move.
- 05
Follow-up after closing
We check back once the sale is done. We confirm with you that the servicer posted the payoff, that the release of lien was recorded with the county clerk and that any leftover escrow balance is on its way back to you.
Questions about Avoid Foreclosure?
Call(915) 221-6100Signs it is time to look at a sale
Three or more missed payments
By the third missed payment, most servicers have sent a default letter and referred the loan to a foreclosure attorney or trustee. Fees start compounding from there.
A letter naming a sale date
A notice of sale names the date, the courthouse and the trustee. From that point, the timeline is fixed unless the loan is paid off or the servicer postpones.
The reinstatement amount keeps growing
Each month adds another payment plus late charges and legal costs. If the catch-up figure is already out of reach, waiting usually makes it larger.
A loan modification was denied or stalled
Applications can sit in review while the foreclosure keeps moving. If the answer was no, a sale may be the cleanest way to protect what equity you have left.
Back taxes on top of the mortgage
Unpaid property taxes become a lien that has to be cleared at closing. When both are behind, a single cash closing can settle them together.
How the sale works, from first call to closing
- 1
The phone call and walk-through
Tell us your sale date and what the notices say. We set up a free 5-minute walk-through in person or by video, looking at the roof, foundation, plumbing and cooling system.
- 2
Your cash offer, set next to the payoff
You get a free, no-obligation cash offer. We put it beside your payoff figure so you can see what you would walk away with before you sign anything.
- 3
Title opens and you choose the closing date
Once you accept, the title company starts the search and requests the payoff. You choose the closing date, and we aim for it to fall well before the trustee sale.
- 4
Closing at the title company
You sign, the title company wires the payoff to your servicer and pays any other liens. Any remaining equity is paid to you.
- 5
We check back afterward
In the weeks after closing, we follow up to make sure the paid-in-full letter arrived and the release of lien is recorded. We also explain what to keep: your closing statement and the Form 1099-S from the title company for tax time.
What shapes your cash offer
Our offer starts from what the house would sell for once repaired, minus the work it needs and the cost of holding it. In a foreclosure, the figure that matters most to you is the gap between that offer and your full payoff. We show both numbers side by side so nothing about the result is a surprise.
- Payoff and arrears
- The unpaid balance, missed payments and foreclosure fees set the floor the sale must clear. A larger payoff leaves less equity, not a lower offer.
- Condition of the house
- Foundation movement, roof leaks, worn evaporative coolers and old galvanized plumbing all lower the repaired value math. You do not fix any of it first.
- Other liens and back taxes
- Second mortgages, tax liens and HOA balances are paid from the sale. Each one reduces what reaches you at closing.
- Title problems
- A deceased co-owner, a divorce decree that never transferred the deed or an old unreleased lien can take extra paperwork. We find these early so they do not move the closing date.
Common questions about foreclosure
The sale date is posted. Is selling still possible?
Frequently, yes. You can pay the loan off at any point before the trustee sale, and a loan that is paid cannot be foreclosed on. A short window makes title work more pressing, so an early call gives the title company time to clear liens.
Does selling keep a foreclosure off my credit report?
When the sale closes ahead of the auction, no finished foreclosure exists to report. Late payments your servicer already reported remain on your record. After payoff, the servicer and the credit bureaus decide how the account shows.
What happens if I owe more than the house would sell for?
A plain cash sale might not cover the payoff in that case, and a short sale would require your lender to sign off. We give you an honest answer after the walk-through, and we may refer you to a nonprofit housing counselor who can go over choices with your servicer.
Must I fix up or empty the house?
No. We take it as-is with No Repairs. Keep what you want and leave everything else.
Do I need an attorney before calling you?
We do not practice law or give legal advice. If bankruptcy is on the table or you believe the foreclosure notices were not sent correctly, talk to a Texas real estate or bankruptcy attorney. We are happy to work with them.
Know your numbers before the sale date
Tell us your sale date and payoff, and we will lay out what a cash closing would leave you with. We serve Clint, Socorro, Horizon City and San Elizario.