Start with your mortgage servicer and a HUD-approved housing counselor if you want to keep the home. If selling is one option, you can also compare a direct, as-is offer from us.
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Select the option that best fits your situation:
Every homeowner's situation is different. Explore the path that feels right for you.
Ask your mortgage servicer which loss-mitigation options apply to your loan. A HUD-approved counselor can help you understand and complete the application at no cost.
Your servicer may evaluate a complete application for a modification or another loss-mitigation option. Eligibility, terms, and timing depend on the loan and investor rules.
A direct sale is one option to compare if you do not plan to keep the home. Closing depends on a signed agreement, title, lender payoff, liens, and any scheduled sale date.
Federal servicing rules and Texas notices interact, and exceptions may apply. Use the dates in your own notices and seek qualified legal advice for your situation.
Read Texas Property Code ยง51.002There is no reliable universal day count. Federal rules generally restrict the first foreclosure notice or filing until a mortgage is more than 120 days delinquent, but exceptions exist; after that, timing depends on the loan, notices, loss-mitigation activity, and Texas law. Check your written notices with your servicer and a qualified attorney.
A sale can close only if the purchase price and other funds cover the lender payoff and closing obligations, unless the lender separately approves another arrangement such as a short sale. We do not negotiate or approve lender relief; ask your servicer and a qualified adviser what is available.
There is no charge to ask us about a direct cash offer, and you are not obligated to accept one. We are a property buyer, not a listing brokerage, housing counselor, law firm, or financial adviser.
If you want deeper detail, these guides walk through timelines, delinquent taxes, and next steps in Texas.
General foreclosure information and the direct-sale option.
Questions to ask after missed mortgage payments.
Penalty schedule and what happens if you do not pay.
If selling fast is your best option, start here.
If time is tight, request an offer or call us to discuss a direct purchase. Contact your servicer, a HUD-approved counselor, or a qualified attorney for mortgage or legal guidance.