Foreclosure help
What Are My Options?
Facing foreclosure? Don't panic. You have more options than you might think. Every situation is different — the right path depends on your finances, your timeline, and what you want for your future. Here are the most common options available to you.
Reinstatement
Pay the total amount you owe in back payments, late fees, and penalties in one lump sum to bring your mortgage current. This stops the foreclosure process immediately.
Who it's for
Homeowners who have the funds available (savings, family help, or a windfall) and want to keep their home.
Timeframe
Must be done before a certain deadline set by your lender — usually before the sale date.
Loan Modification
Work with your lender to permanently change the terms of your mortgage — lower interest rate, extended repayment period, or reduced principal — so the monthly payment becomes affordable.
Who it's for
Homeowners who can afford a lower payment but fell behind due to a temporary hardship (job loss, medical bills, etc.).
Timeframe
The application and approval process can take 30 to 90 days. You must show proof of income and hardship.
Forbearance Agreement
Your lender temporarily pauses or reduces your payments for a set period. After the forbearance ends, you repay the missed amount through a repayment plan or modification.
Who it's for
Homeowners going through a short-term hardship (medical emergency, temporary job loss) who expect their income to recover.
Timeframe
Typically 3 to 12 months of reduced or paused payments.
Chapter 13 Bankruptcy
Filing Chapter 13 creates an automatic stay that halts the foreclosure. You then set up a 3-to-5-year repayment plan to catch up on missed payments while keeping your home.
Who it's for
Homeowners with steady income who need time to catch up but can't pay everything at once.
Timeframe
The automatic stay takes effect immediately upon filing. The repayment plan lasts 3 to 5 years.
Short Sale
Sell your home for less than what you owe on the mortgage, with your lender's approval. The lender agrees to accept the lower amount and forgive the remaining balance.
Who it's for
Homeowners who owe more than the home is worth and cannot afford to keep it.
Timeframe
Can take 2 to 6 months due to lender approval requirements.
Cash Sale (Sell As-Is)Most common
Sell your home directly to a cash buyer like us. No repairs, no commissions, no waiting for bank approvals. You receive a fair cash offer, choose your closing date, and move forward — often in as little as 7 to 14 days.
Who it's for
Homeowners who need to act fast, want certainty, or simply want to move on without the stress of repairs, showings, or long timelines.
Timeframe
We can close in as little as 7 days. You pick the date.
Not sure which option is right?
Every situation is unique. The specific solutions available depend on your loan details, how far behind you are, and your current finances. We help homeowners explore every option — not just cash sales.
But most of the time, when homeowners come to us, a cash sale is the fastest, simplest way to stop foreclosure and move forward. No repairs, no commissions, no waiting. We close on your timeline.
559-991-2190 — Call or text anytime. Free, confidential conversation.
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