ServicesAvoid Foreclosure
Avoid Foreclosure in Van Horn, TX
If you are behind on payments and a sale date is getting close, we can buy the house as-is for cash and close before the auction. You make no repairs and pay no fees or commission. Our side pays the closing costs, and the closing day is yours to pick.
A cash sale can beat the sale date
Foreclosure in Texas moves fast. Most loans here are foreclosed without going to court. After a notice of default gives you a short window to catch up, the lender can post a notice of sale, and auctions happen on the first Tuesday of the month. That can leave only a few weeks to act.
A cash sale to us pays off the loan at closing, so the foreclosure stops. We don't need an appraisal, an inspection or bank financing, which is what usually slows a sale down. That means we can work inside a tight timeline.
We put your safety first. People behind on payments get targeted by rescue scams. We never ask for money up front. We never ask you to sign over the deed before closing. Every sale closes at a title company, and the lender gets paid from there.
What we handle for you
A look at your timeline
We go over the letters you have received and the dates on them. That tells us how much time is left and what has to happen first.
Free 5-minute walk-through
A short look at the house, in person or over video. We are not grading your housekeeping. We just need to see the condition to make a fair offer.
Written cash offer, as-is
You get a free, no-obligation cash offer for the house the way it sits. No repairs, no cleaning, no hauling things out unless you want to.
Closing costs covered
We cover all the closing costs related to the sale. There are no fees and no commission coming out of what you walk away with.
Payoff handled at the title company
The title company gets the payoff figure from your lender and pays it directly at closing. You see where every dollar goes before you sign.
A referral if selling isn't right
Sometimes a loan modification, a repayment plan or a housing counselor is the better path. If so, we will tell you, and we will put you in touch with the best contact we know even if you don't sell to us.
Signs it is time to make a plan
- You missed two or more payments
- Lenders usually start the formal process after a few missed months. The earlier you look at your options, the more of them you have.
- A notice of default arrived
- This letter gives you a deadline to catch up. If you can't make that number, it is time to talk about other ways out.
- A notice of sale was posted
- This means an auction date is set. A sale can still close before it, but the clock is short.
- Letters from a law firm
- When the mail starts coming from the lender's attorney instead of the lender, the file has moved to the foreclosure stage.
- Repairs you can't afford
- A roof leak or broken AC on top of late payments can make catching up feel impossible. We buy with the problems still there.
How a foreclosure sale works with us
- 1
Talk it over by phone
Tell us what letters you have and what dates are on them. We will be straight with you about whether a sale makes sense.
- 2
Quick walk-through
We set a time for a free 5-minute walk-through, or do it by video if that is easier. Nothing needs to be fixed or cleaned first.
- 3
Your cash offer
We give you a written offer with no obligation. Take time to read it, and ask anyone you trust to look it over.
- 4
Title work and payoff
If you say yes, the title company orders the lender payoff and checks for liens. We keep you posted on each step.
- 5
Close on your date
You choose the closing date, as long as it lands before the auction. The loan is paid off, the foreclosure stops, and any money left is yours.
What shapes your offer
You don't pay us anything. There are no fees, no commission, and we cover the closing costs. The part that varies is the number on your offer, and it comes down to a few plain things.
- What you owe
- The loan balance plus late fees and the lender's costs make up the payoff. The offer needs to clear it for a standard sale to work.
- Other liens and back taxes
- Unpaid property taxes, judgments or a second loan all get paid at closing. We find them early so nothing surprises you at the table.
- Condition of the house
- Roof, foundation, plumbing and AC matter most. You don't fix any of it, but it does factor into the number.
- Time before the sale
- A very short window means more work packed into fewer days. We will tell you plainly if the timing is too tight.
Questions about avoiding foreclosure
- Can you really close before my auction date?
- Often, yes. We pay cash and skip the appraisal, inspection and financing steps that slow most sales. The real limit is title work, so the sooner we start, the better. If the date is too close, we will say so on the first call.
- Does selling actually stop the foreclosure?
- Yes, once the sale closes. The title company pays off your loan, and the lender has nothing left to foreclose on. Until closing, keep talking to your lender, because sometimes they will postpone a sale if a closing is already set.
- My loan balance is higher than the house's value. Can you still help?
- A straight cash sale may not work here, because the price has to cover the full payoff at closing. Your lender might agree to a short sale, or a housing counselor can lay out other choices with you. We will tell you plainly on the first call and connect you with the best contact we know.
- Do I have to pay anything up front?
- No. Never pay anyone up front to stop a foreclosure. That is the most common sign of a scam. With us, there are no fees, and the closing costs come out of our side at the title company.
- Will this help my credit?
- A sale that pays off the loan is generally viewed better than a completed foreclosure. Missed payments already reported will still show. We are not credit advisors, so ask a credit counselor about your situation.
- Do I need to clear the house out?
- No. Pack up the things you want to keep and leave whatever is left behind. Since we buy as-is, nobody hands you a cleaning or repair list.
Talk it through before the sale date
One phone call tells you how much time you have and what your options are. There is no cost and no pressure to sell.