What you should know
How fast foreclosure actually moves in Texas
Texas is a non-judicial foreclosure state. The lender doesn't need to sue you. After you're in default, they send a notice of default giving you at least 20 days to catch up. If you don't, they post and mail a notice of sale at least 21 days before the auction. Sales happen on the first Tuesday of the month at the county courthouse.
Put together, that's roughly 41 days minimum from the first formal notice to losing the house — and there is no statutory right to buy it back afterward. Whatever equity you had goes to the lender and the auction buyer.
Every option, including the ones that aren't us
Reinstatement: pay everything you're behind plus fees, and the loan goes back to normal. Forbearance or loan modification: the lender agrees to pause or restructure — call them, it costs nothing to ask. A deed in lieu: you hand the house back voluntarily; it avoids the auction but you get no equity. A short sale: sell for less than you owe with the lender's blessing, if you're underwater.
Selling before the sale date: if you have equity, this is usually the option that puts money in your pocket. A traditional listing takes 60–90 days with financing and inspections — often longer than you have. A cash buyer can close in 7–14 days.
How we help
Tell us your sale date. We'll get you a written offer within a day or two of seeing the house, and we've closed in under two weeks many times. The title company pays off your lender directly and wires you the difference. If you need a few extra days after closing to move, we'll build that in.
If the numbers show you'd be better off with a modification or a listing, we'll tell you that. We'd rather you trust us next time than push a deal that doesn't fit.
