ServicesAvoid Foreclosure
Avoid Foreclosure in Canutillo
If the letters from your lender have started to pile up, there is still time to act. We buy the house as-is for cash, pay off the loan at closing and let you choose a date that comes before the sale. No repairs, no fees, no commission.
A quiet way out before the sale date
Foreclosure in Texas moves faster than most people expect. Most loans here are foreclosed without a court case, and sales are held on the first Tuesday of the month. Once a notice of sale is posted, the calendar is short. Selling before that date lets the loan be paid from the sale and keeps a completed foreclosure off your record.
We work with people in Canutillo and nearby towns like Anthony, Westway and Vado who need that sale to happen on time and without fuss. We talk it through by phone, by video or at our office, look at the numbers with you and give you a plain answer about whether a cash sale makes sense. Sometimes it does not. If a loan modification, a repayment plan or a housing counselor fits better, we will say so and point you to the best alternative contact, even if you never sell to us.
What you get when you sell to us before foreclosure
- A cash offer that is free and carries no obligation
- We review the house, the loan payoff and your deadline, then put a cash offer in writing. Think it over as long as you like, or say no.
- A closing planned around your sale date
- The closing date is yours to pick. We count back from the posted sale date so the title company has time to get the payoff and finish the file.
- Nothing to fix or clean
- We take the house as-is. Leave the things you no longer want, along with the leaking roof or broken tile, and we will handle them.
- $0 commission and $0 fees
- There is no commission and no fee owed to us, and we pay all closing costs that come with the sale. The number we talk about is the number you plan around.
- No bank in the way
- We pay in cash, so you are not waiting on an appraisal, arguing over an inspection or hoping a buyer's loan comes through. Those are what usually stall a sale in the final weeks before foreclosure.
- We work the file with the title company
- Together with the title company, we ask the lender for the payoff, clear whatever can be cleared and tell you how the file is progressing.
When a cash sale is worth a conversation
Two or more payments are behind
A run of late notices tends to become a formal notice of default. Reaching out early leaves more options open and a calmer timeline.
A notice of default arrived
In Texas, lenders generally must give you a chance to catch up before they can post a sale. That window is the best time to compare a sale against a repayment plan.
A notice of sale has been posted
Once the sale is scheduled, the date is fixed unless something changes. A cash sale that does not depend on outside financing can still close in time.
The payment no longer fits your income
A job change, a divorce or medical bills can make the loan unworkable for good. Selling on your terms can leave you with equity instead of a foreclosure.
The house needs work you cannot fund
If repairs are blocking a regular sale, an as-is cash offer takes them off the table.
What shapes the offer
You pay no commission or fees, and we pick up the closing costs that come with the sale. What changes is the offer itself. These are the main things we weigh, and we will walk you through each one.
Condition of the house
Roof age, plumbing, foundation movement and dated systems all factor in, since we take on the repairs.
Total payoff and arrears
Missed payments, late charges and the lender's foreclosure costs are added to the payoff. We request the exact figure so nothing surprises you at closing.
Other liens and back taxes
Unpaid property taxes, a second loan or a judgment lien must be cleared at closing and affect what reaches you.
Time left before the sale
A sale date that is days away instead of weeks leaves less room for title work. We tell you honestly whether the date is workable.
From first call to closing
- 1
A short call to start
Tell us about the house, what you owe and the dates on the lender's letters. We will give you a straight answer on whether selling for cash is a sensible move.
- 2
A free 5-minute look at the house
We stop by briefly or walk through it with you over video. No inspection report is involved, and the house does not need to be cleaned.
- 3
Your cash offer in writing
We explain how we reached the figure and what the loan payoff is likely to be. If selling is not your best path, we put you in touch with the best alternative contact.
- 4
Closing before the sale date
The closing date is your choice. The title company pays off the loan from the proceeds, and whatever remains goes to you.
What people ask about selling ahead of foreclosure
Is closing before the foreclosure date actually possible?
In many cases, yes, since there is no bank appraisal, inspection or buyer's loan to wait on. Timing comes down to how fast the lender provides a payoff and whether the title is clean. On the first call we check your sale date and tell you honestly whether it can be done.
Will a sale to you end the foreclosure?
Once the sale closes, the proceeds pay off the loan, which leaves the lender nothing to foreclose. Until that day the lender keeps moving forward, so we set the closing ahead of the posted sale date.
I owe more than the house is worth. Can I still sell?
Possibly, but only if the lender agrees to take less than the full payoff, and that approval takes time. We will give you a straight read on the chances and, if a different route makes more sense, send you to the right person.
Do I have to make repairs or empty the house?
No. We buy the house as-is and nothing needs fixing. Keep what you care about and leave everything else.
Is it a good idea to get other advice first?
Yes, and we suggest it. A HUD-approved housing counselor or a real estate attorney can go over choices such as a loan modification. Your offer from us carries no obligation while you think it over.
Let's look at your dates together
A short call is enough to see whether a sale can close before the foreclosure date. You get a clear answer and a written offer, with no pressure to accept it.