Foreclosure help
Facing foreclosure in Fort Worth? You have more options than you think.
If a sale date has been posted, the clock is real — but it is almost never too late to protect your equity and avoid a foreclosure on your record. Call us and we'll walk through what is actually available to you, for free, whether or not we end up buying your house.
Before anything else: read your notice and find the sale date.
Texas foreclosure sales happen on the first Tuesday of the month. Your options narrow sharply after that date and disappear entirely once the property sells. If your date is less than three weeks out, call rather than email.
Why Texas foreclosures move so fast
Texas is a non-judicial foreclosure state. Your lender doesn't have to sue you, and no judge has to approve anything. Once you're in default, they send a notice of default giving you a window to cure, and if that passes they post a notice of sale at least 21 days before the auction at the Tarrant County courthouse. Start to finish, a Texas foreclosure can be over in a matter of months — far faster than states that require a court process.
That speed is why so many Fort Worth homeowners lose equity they didn't have to lose. They spend the window waiting on a loan modification decision that ultimately gets denied, and by the time it does there's no time left to sell.
Your realistic options
1. Reinstate the loan
Pay the arrears plus fees and the loan returns to current. The best outcome if you can come up with the money and your income can sustain the payment going forward. Call your servicer's loss mitigation department and ask for a written reinstatement quote.
2. Loan modification or forbearance
Your lender restructures the loan or pauses payments. Worth pursuing, especially if the hardship was temporary and is now resolved. Be aware these take weeks to months to decide, approval is not guaranteed, and applying does not automatically stop the sale date. Pursue it — but have a backup plan running in parallel.
3. Sell the house and keep your equity
If your house is worth more than you owe, this protects the difference. You pay off the lender at closing, walk away with the remainder, and no foreclosure hits your record. A traditional listing takes too long when a sale date is close, which is where a cash purchase fits — we can typically close in 7 to 14 days.
4. Short sale
If you owe more than it's worth, the lender may accept less than the full balance to release the lien. It requires their approval and real paperwork, so start early. We've worked short sales with Texas servicers and can help you push it through.
5. Deed in lieu of foreclosure
You hand the property back voluntarily. Less damaging than a foreclosure, but you get nothing — only consider it when there is genuinely no equity and no buyer.
6. Bankruptcy
A Chapter 13 filing triggers an automatic stay that stops a sale and can let you catch up arrears over time. This is a decision to make with a bankruptcy attorney, not with us.
How we help, specifically
- We close before your sale date. If your date is at least 10–14 days out and title is workable, we can usually close in time. We'll tell you honestly if we can't.
- We buy as-is. No repairs, no cleaning — things you have neither the money nor the time for right now.
- We can bring the loan current in some cases while the sale closes, stopping the clock.
- We handle the lender and title company so you're not chasing a payoff quote through a call center.
- We'll tell you when selling is the wrong answer. If reinstating or modifying is genuinely better for you, we'll say so. We would rather you remember us well than take a deal you shouldn't.
Be careful who you call
Foreclosure notices are public record in Tarrant County, so the moment yours posts you'll get a wave of mail and calls. Some of it is legitimate. Some of it is not. Never:
- Pay an upfront fee to anyone promising to "stop your foreclosure"
- Sign over your deed to someone who isn't paying off the loan at a title company
- Agree to rent your own house back with a promise to buy it later, without an attorney reviewing it
- Sign anything you haven't read, or that has blanks in it
- Stop opening mail from your lender
Every legitimate sale closes at a title company, with a title policy, and with your loan formally paid off. If anyone proposes otherwise, walk away.
We are real estate investors, not attorneys or housing counselors, and this page is general information rather than legal advice. Free HUD-approved housing counseling is available nationwide — you can find a counselor through the Consumer Financial Protection Bureau or HUD. For legal questions, talk to a Texas real estate or bankruptcy attorney.
Tell us about your situation
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FAQ
Foreclosure questions from Fort Worth homeowners
How does foreclosure work in Texas?
Texas is a non-judicial foreclosure state, which means the lender does not have to sue you or go before a judge. After you default, you generally receive a notice of default with a period to cure, and if it isn't cured the lender posts a notice of sale at least 21 days before the auction. Foreclosure sales happen on the first Tuesday of each month at the county courthouse — for us, the Tarrant County courthouse. Because there's no court process, Texas foreclosures move much faster than in many other states. Deadlines and timelines vary by loan and situation, so confirm yours with an attorney.
Can I still sell my house once foreclosure has started?
Yes. Until the property is actually sold at auction, you still own it and you can still sell it. The payoff simply goes to the lender at closing and you keep anything above it. This is the single most overlooked option — many homeowners with real equity let a house go to auction and lose all of it, when a sale two weeks earlier would have put that money in their pocket.
What happens to my equity if I let it foreclose?
At a foreclosure auction the lender bids what they're owed. If nobody bids higher — common — the lender takes the property and your equity is gone. If it sells above the debt, any excess is supposed to come to you, but recovering it is slow and often contested. Selling before the sale date is almost always the better financial outcome when you have equity.
Will this wreck my credit either way?
The missed payments already on your record affect your credit no matter what. But a completed foreclosure is a separate, much heavier item that stays on your report for about seven years and affects future mortgage eligibility far more than late payments alone. Selling before the sale date avoids adding a foreclosure to your record.
What if I owe more than the house is worth?
Then a short sale may be the path — the lender agrees to accept less than the full balance to release the lien. It takes lender approval and paperwork, and it takes time, so the earlier you start the better. We've been through the process and can help you work it with your lender.
I got a notice. How long do I really have?
Read the notice carefully and find the sale date on it — that's the number that matters. If it's posted, you generally have at least 21 days. That is enough time to close a cash sale, but not much time to waste. Call us today and we'll tell you honestly whether we can close before your date.
The worst thing you can do is wait
Every week that passes narrows your options. One phone call costs you nothing and will tell you exactly where you stand.