Escrow Explained: Why You Cannot Be Scammed When the Closing Is Done Right
Escrow means a state-licensed, insured, regulated third party holds every dollar and every document until all conditions of the sale…
Read Guide →PRE-FORECLOSURE · ACT BEFORE THE SALE DATE
Behind on Your Mortgage? Sell Before the Foreclosure Sale
You can stop a foreclosure by selling your house for cash before the auction, the loan is paid off at closing, the foreclosure ends, and you keep your remaining equity instead of losing it at the sheriff's sale. In Ohio, Texas and Georgia we can often close within 7–14 days.
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We Built This Service Around Your Actual Problems
“The sale date is getting close”
Cash closings take days, not months. Tell us your sale date and we will tell you honestly whether we can beat it.
“You are afraid of losing your equity”
At auction, houses sell for far below market value and fees eat the rest. A pre-auction sale protects what you have built.
“A foreclosure would follow you for years”
Foreclosure stays on your credit for 7 years and blocks most future mortgages. A completed sale does neither.
“The bank is impossible to deal with”
Once you have a signed contract, the title company handles the payoff with the bank directly. You stop being the go-between.
Questions People In Your Situation Ask
In Ohio you can generally sell up to the court's confirmation of the sheriff's sale. In Texas and Georgia the timeline is shorter, weeks, not months, so act on the first notice, not the last.
A short sale may be possible with lender approval. Send us the numbers, we will tell you honestly what is achievable.
Our offer shows the comparable sales, repair estimate and our margin in writing. You can verify every number and walk away at zero cost.
Completely. Until the foreclosure is finalized, the house is still yours to sell. The sale pays the bank in full through the title company, which legally ends the foreclosure case. Banks generally prefer a payoff over an auction.
The title company requests an official payoff statement from your lender, collects the buyer funds in escrow, pays the bank the exact payoff at closing, and wires you whatever remains. You never handle the bank payoff yourself.
Walk away from anyone who asks for an upfront fee, tells you to sign the deed over 'temporarily', asks you to make payments to them instead of the bank, or pressures you to skip your own attorney. A legitimate cash sale always closes through a licensed title company and costs you nothing upfront.
Your mortgage statement, any foreclosure court papers you received, and photo ID. We and the title company assemble the rest, including the official payoff figures, so you are not chasing documents in a crisis week.
The same way as any offer: comparable sales minus repairs minus our margin, all in writing. Urgency changes the speed, not the math. You can still take a day to have someone you trust review it.
If you lived in the house 2 of the last 5 years, up to $250,000 of gain ($500,000 married) is tax-free under the federal home sale exclusion, so most pre-foreclosure sellers owe nothing. Losing the house at auction offers no such protection for your equity.
Call us anyway. Sales have closed in under a week when the payoff was clear, and lenders sometimes postpone an auction when a signed contract with escrowed funds is presented. The honest answer depends on your county and lender, and we will give it to you straight.
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