ServicesAvoid Foreclosure
Avoid Foreclosure in Fabens
If the notices have started arriving, selling before the trustee sale can protect the equity you have built. We buy as-is for cash, with $0 fees and $0 commission, and we build every offer from your lender's real payoff figure, not a guess.
Selling ahead of the sale date
In Texas, most residential loans foreclose outside of court. The servicer sends a notice of default, and if the arrears are not cured, a notice of trustee sale is posted at least 21 days before the auction. In El Paso County those sales are held on the first Tuesday of the month. Once the property sells at auction, any equity you had usually goes with it.
A sale to us closes the loan out properly. The title company sends the payoff straight to your lender, the lien release gets recorded, and whatever is left after the payoff is yours. You choose the closing date, so it can land well before the auction, or a little later if the servicer has postponed it.
Selling is not the right answer for everyone. If a reinstatement or loan modification fits your numbers better, we will say so. And if our offer turns out to be the wrong tool for the job, we still hand you the name of the best alternative contact we know for your case, even though you never sell to us.
What we handle on a pre-foreclosure sale
Payoff and reinstatement figures
With your written authorization, we request a payoff statement from your servicer. It breaks out principal, accrued interest, late charges, foreclosure attorney fees and property inspection charges, and each one changes what you net. We check every line against your recent statements, because errors on these letters are more common than people expect.
Title and lien search
The title company searches for second liens, unpaid property taxes, judgments and HOA balances. Finding them in the first week keeps a closing from stalling right before the sale date.
Proof of sale for the lender
Once a contract is signed, the title company can send the servicer proof of a pending closing. Many servicers will postpone a posted sale for a contract that is ready to close, though that decision is theirs.
As-is purchase
No Repairs. No appraisal. No inspection. No financing contingency. Months of missed payments often come with deferred maintenance, and none of it has to be fixed first.
Nothing out of pocket
You pay $0 Fees and $0 Commission. The closing costs tied to selling are on us as well, so the figure on our offer and the figure you walk away with stay close together.
Signs it is time to call
- A notice of default arrived
- After this letter, Texas law gives you a minimum of 20 days to bring the loan current. Of all the stages, this one leaves the most doors open.
- A notice of trustee sale was posted
- The auction date is printed on that notice. There is still time to sell, but the paperwork has to move cleanly and without mistakes.
- Your payoff keeps climbing
- Late fees, inspection charges and attorney fees get added month after month. The longer it runs, the less equity is left for you at closing.
- Repairs you cannot fund
- A failed AC unit or a roof leak on top of missed payments makes a traditional sale hard to pull off. We buy as-is, so the repair list stays with us.
- A move is coming anyway
- If a job or family change is taking you out of the area, one closing can stop the payments and the foreclosure clock together. Our Relocation & Fast Moves page covers that side.
How the sale comes together
- 1
Free 5-minute walk-through
Set it up by phone. We look at the property in person, or by video if that works better, and note the condition, square footage and anything that affects value.
- 2
Payoff check and cash offer
With your permission we order the payoff statement and start the title search. Then you get a FREE, no-obligation cash offer showing the purchase price, the payoff amount and what you keep.
- 3
You pick the closing date
You choose the closing date. The signed contract goes to the title company right away, so your servicer sees a real sale in progress.
- 4
Closing at the title company
The title company pays your lender directly, records the lien release and sends you the remaining proceeds. You leave with a settlement statement that shows every figure.
What drives your offer
Fees, commission and closing costs are all $0 for you, so what matters is what we can pay and how much of it goes to the loan. These items move the figures.
- The house itself
- The roof's age, any foundation movement, the plumbing and the cooling system set how much work we inherit at closing. Cracked stucco and tired evaporative coolers are regular items in our pricing.
- How much the payoff is
- The sale covers the arrears, foreclosure fees and interest. The further behind the loan, the smaller your share, so calling early makes a difference.
- Additional liens
- Back property taxes, a second mortgage or a judgment get paid off at closing, and that money comes out of the proceeds.
- Days until the auction
- Closing right before the auction means hurried title work and little room to handle surprises. An earlier start leaves more choices open.
Foreclosure questions we hear
- Can I still sell after the notice of sale is posted?
- Yes, as long as the sale closes before the auction. A posted notice does not lock the property. The title company pays off the loan at closing, and the foreclosure ends because the debt is satisfied.
- Will my lender postpone the trustee sale if I have a contract?
- Sometimes. Many servicers grant a postponement when they receive a signed contract and proof of a scheduled closing, but it is their call. We plan the closing date as if no postponement will come.
- My loan balance is higher than the market value. Can you still buy?
- Usually not at the full payoff, and you will hear that on the first call instead of after a week of paperwork. A sale in that spot only closes if your lender agrees to accept less than the full balance, often called a short payoff. For that route, we connect you with the best alternative contact we know.
- Will I need to make repairs or empty the place before closing?
- Neither one. We buy as-is, with no repairs and no inspection. Pack up the things that matter to you, and anything left behind becomes ours to deal with after closing.
- Does selling this way protect my credit?
- Missed payments that were already reported stay on your report. Selling before the auction keeps a completed foreclosure from being added, and lenders generally weigh a foreclosure more heavily than late payments.
- How will I know where the money goes?
- Before you sign, our offer lays out the price, the payoff figure and your estimated proceeds. At closing, the title company's settlement statement shows each payment line by line, so you can match it to the offer.
See how much you would walk away with
A single call books your free 5-minute walk-through and a plain review of your payoff and choices. We buy in Fabens, San Elizario, Socorro and nearby towns.