Want To Learn How To Stop Foreclosure Now?

So, are you in foreclosure and want to learn how to stop foreclosure now?  We’ve created free online guides to help homeowners just like you find out your options on getting out of the sticky situation you’re in right now.

You aren’t the first person to go through a foreclosure… and won’t be the last.  So don’t feel ashamed. It happens.

The best thing you can do right now is educate yourself on your options.  For some people selling your home is the best option (we’ll make a fair all cash offer on your house today, just let us know about your situation here <<), sometimes we’re able to help homeowners stop the foreclosure process entirely, and sometimes there are other options.  So, click one of the buttons above to get started with a no-obligation conversation about your options.

What “Facing Foreclosure” Actually Means in Texas

If you’re facing foreclosure in Dallas-Fort Worth, you have more options than you think — reinstating your loan, a repayment plan, refinancing, listing your house, a short sale, or a fast cash sale that can close before your sale date. As a licensed Texas real estate agent who’s also a direct cash buyer, I can walk you through all of them, not just the one that benefits me.

In Texas, most home loans use a “deed of trust” instead of a mortgage in the courts, which means lenders can foreclose without a judge or a lawsuit — it’s called non-judicial foreclosure. That makes the Texas process faster than in many other states, which is exactly why it pays to understand your timeline early and act before your options start narrowing.

How Much Time Do You Actually Have? (The Texas Foreclosure Timeline)

Most loan servicers can’t formally start foreclosure until you’re 120+ days behind, then send a Notice of Default with a cure period (often 20+ days) to catch up before things move further. Once that passes, Texas law (Property Code §51.002) requires the lender to post and file a Notice of Sale at least 21 days before the sale date — and by law, foreclosure sales happen on the first Tuesday of the month. So from that Notice of Sale, you typically have about three weeks.

Every loan, lender, and notice is a little different, so treat this as a general guide, not legal advice. The dates printed on your own Notice of Default or Notice of Sale are what actually matter. If you’ve received either one, a Texas foreclosure attorney or a HUD-approved housing counselor can tell you exactly where you stand and what deadlines apply to your loan.

Every Real Option Before Your Sale Date

Here’s every path homeowners in your position actually have — including the ones that don’t involve me at all:

• Reinstate the loan — pay the past-due amount plus fees in one lump sum before the sale date to stop the process entirely.
• Set up a repayment plan — spread the missed payments across future months if your servicer agrees.
• Loan modification or forbearance — request new terms or a temporary pause directly from your servicer.
• Refinance — if you have enough equity and credit, replace the loan with new terms.
• List your house traditionally — with 3-4+ months of runway and enough equity, listing with an agent can net the most money.
• Short sale — if you owe more than the house is worth, sell with lender approval for less than the payoff.
• Sell for cash — close in as little as 7-14 days, in as-is condition, without waiting on a buyer’s financing.
• Deed in lieu of foreclosure — voluntarily transfer the house to the lender to avoid a public sale (ask a lawyer about the effect on your credit and any deficiency balance).
• Talk to a bankruptcy attorney — filing can pause a scheduled sale, though it has its own long-term consequences worth understanding first.
• Do nothing — you can also let the foreclosure proceed; it’s not a choice I’d recommend, but it is your right, and being honest about it is part of my job here.

Cash Offer or List It? As Your Agent, I Can Do Either

Most “we buy houses” companies only make sense financially if they buy your house below market value — that’s the whole business model, and it’s fine, but it’s only one option. I’m a licensed Texas real estate agent and a direct buyer, so I can genuinely offer you both paths: a fast, all-cash, as-is sale that can close before your sale date, or a traditional listing on the open market if you have enough time and equity for that to net you more. I’ll tell you honestly which one fits your timeline and your numbers — even when the honest answer is “list it,” which costs me the deal.

Frequently Asked Questions About Foreclosure in DFW

How many missed payments before foreclosure starts in Texas?

Most servicers won’t formally begin foreclosure until you’re about 120 days (roughly four months) behind on payments. After that, you’ll typically get a Notice of Default with a cure period, and if the account isn’t brought current, a Notice of Sale posted at least 21 days before your loan is sold at the courthouse.

How much notice will I get before my house is sold?

By law, the lender has to post and file a Notice of Sale at your county courthouse and the county clerk’s office at least 21 days before the sale date, and Texas foreclosure sales happen on the first Tuesday of the month at your county courthouse. The exact date is printed right on that notice.

Can I still sell my house after getting a Notice of Default?

Yes — right up until the sale itself, in most cases. Selling before the sale date, whether by listing or by a cash sale, pays off what’s owed and stops the foreclosure from ever being finalized against you. The earlier you start, the more of these options stay open.

Does selling before foreclosure protect my credit?

Late payments you’ve already missed will typically still show on your credit report, but a completed foreclosure is its own, more severe mark that can affect your credit for years. Selling before the sale date avoids that specific mark and the deficiency issues that can come with it. Talk to a credit counselor or attorney for exactly how your specific history will be affected.

What if I owe more on my mortgage than my house is worth?

That’s called being underwater, and it usually means a short sale — selling for less than what’s owed, with your lender’s approval. Lenders will often agree to a short sale because it typically costs them less than completing a foreclosure. I can help you figure out whether you’re actually underwater and, if so, walk you through what a short sale in DFW looks like.

Should I list with an agent or sell for cash?

It depends mostly on time and equity. If your sale date is months away and the house is in good shape with real equity, listing on the open market usually nets more. If your sale date is close, the house needs work, or you just need certainty over maximum price, a cash sale gets you to closing fast. Because I do both, I’ll run the numbers on your specific house and give you my honest read — not just the one that happens to be my product.

Get Your Options in Writing — No Obligation

Tell me a bit about your house and your timeline below. I’ll get back to you within a couple of business hours with a straight answer about your options — cash offer, listing, or otherwise.