ServicesAvoid Foreclosure
Avoid Foreclosure in Tornillo
If the notices have started arriving, you still have choices. We can buy the house as-is for cash, pay off the lender at closing and close before the sale date. One person handles your file from the first call to the day you sign.
A steadier exit while there is still time
Texas lenders can act quickly once a loan falls behind. After a notice of default, the property can be posted for sale with as little as 21 days' notice, and those sales are typically held on the first Tuesday of the month. Each week that passes leaves fewer ways out.
Selling to us for cash is one of those ways. We make a fair offer on the house as it stands, with no repairs and no commissions. At closing the title company pays off what you owe the lender, and any equity left over goes to you, not to an auction.
It is not the right answer for everyone. If a loan modification or a payment plan with your lender makes more sense, we will say so, and we will point you to the best alternative contact even if you don't sell to us.
What a pre-foreclosure sale with us covers
- A written cash offer at no cost
- Once we have seen the property and know the payoff figure and your deadline, we put a cash offer in writing. It costs nothing and carries no obligation, so you can weigh it for a few days or say no.
- One person on your file
- The same contact answers your questions, talks with the title company and keeps track of the lender payoff. You will not be passed between departments while the clock runs.
- Lender and payoff coordination
- We work with the title company to request the payoff statement and confirm the figure before closing. Back payments, late fees and the balance are settled from the sale.
- No repairs, no fees, no commission
- We buy as-is, so nothing needs fixing first. Nothing is deducted for a commission or fees, since both are $0. The selling side of the closing costs is ours to pay, not yours.
- A closing date you choose
- You pick the day, as long as it lands before the scheduled sale. There is no appraisal, no inspection and no financing contingency to slow things down.
Signs it is time to talk about selling
You have received a notice of default
This letter usually gives a short window to catch up. If catching up is not realistic, it is the right moment to look at a sale while you still have time.
A sale date has been posted
Once a notice of sale is filed, the timeline is fixed. A cash sale can still close ahead of it if we start quickly.
Several payments are behind
Two or three missed payments plus late fees can grow beyond what a paycheck can cover. Selling early protects more of your equity.
The house needs work you cannot fund
A roof leak or a failing cooler makes a regular sale harder. We buy with no repairs, so condition does not hold you back.
A move or job change is coming anyway
If you were planning to leave soon, a cash sale lets you settle the loan and go on your own schedule.
How the process runs
- 1
A short phone call
Tell us about the property, what you owe and any dates on your notices. We explain the options plainly and set up a time to see the house.
- 2
A free 5-minute walk-through
We take a quick look, by video or in person, so the offer reflects the house as it is. There is nothing to clean or fix first.
- 3
Your written cash offer
We go over the numbers with you, including the estimated payoff and what you would walk away with. There is no pressure to decide on the spot.
- 4
Title work and payoff
Once you accept, we open title and order the lender payoff. Your contact keeps you updated and flags anything that needs your signature.
- 5
Closing on your date
You sign at the title company, the lender is paid and any proceeds go to you. The foreclosure stops because the loan is paid in full.
What shapes your offer
Nothing leaves your pocket for a commission or for fees, and the selling side of the closing bill is ours to carry. What varies from one house to the next is the offer itself and how much of it reaches you once the loan is cleared. These are the things that move it.
- What you owe
- The loan balance, missed payments, late fees and any foreclosure costs are paid first. The more equity left after that, the more you keep.
- Liens, taxes and second loans
- A second mortgage, a judgment against the property or property taxes left unpaid all get settled at closing too. We search for them at the start, so the figure you agree to holds on signing day.
- Condition of the property
- We buy as-is, but a house needing a new roof or plumbing is worth less than one that is move-in ready. The walk-through lets us account for that fairly.
- Time before the sale
- More time means fewer added fees and more room to clear title. Calling early usually leaves more money on the table for you.
Questions about avoiding foreclosure
Something not covered here? (915) 336-1633
Can you really close before my sale date?
Often, yes. Because there is no appraisal, inspection or financing contingency, the main steps are title work and the lender payoff. The earlier you call, the more comfortably we can fit in before the posted date.
What if I owe more than the house is worth?
If the payoff is larger than the property's value, a cash sale on its own probably cannot clear the loan. We will tell you that plainly rather than stretch the numbers. From there we can talk about a short sale or another route, and connect you with the right person for it.
Will selling to you hurt my credit like a foreclosure?
A completed sale that pays the loan in full is generally reported very differently from a foreclosure. Missed payments already reported will still show. For specifics about your credit, a housing counselor or your lender can give a direct answer.
Do I need to fix anything or move out early?
No repairs are needed, and you choose the closing date. Leave behind what you do not want to take and we handle it.
What kind of experience is behind my file?
The people working on your sale bring 14 combined years in the business between them. With a posted sale date, that experience shows up in small ways, like ordering the payoff early and spotting a lien before it can stall closing.
Talk it through before the next notice arrives
One conversation will tell you what the house could bring and what you would keep after the loan is paid. There is no obligation, and you will speak with the same person the whole way.