If you’re behind on payments, facing a sale date, or just trying to understand your options — this is where you start. You have more choices than the bank wants you to know about. I’ll lay out every one of them honestly.
No obligation. I’ll review your situation and tell you exactly what’s possible — including real numbers.
Your information is private. I never share it.
I review every submission personally. Expect a call or text within a few hours during business hours. If your situation is urgent, call me directly: 254-307-4679.
Most agents either don’t have cash buyer access, or they hand you off to one company and call it a day. That’s not how I work.
I’ll look at your payoff, your timeline, and the realistic market value. No pressure, no judgment. Just honest numbers.
Through Orchard’s investor portal and our network of vetted cash buyers, we generate multiple offers simultaneously — not just one. Competition drives the number up.
We’ll review every offer together. Speed, certainty, net proceeds — you decide what matters most. I’ll tell you what I’d do in your position.
Cash closings don’t wait on appraisals or mortgage underwriting. In Bell County, we can get from signed contract to closed in as little as one week when the timeline demands it.
Why sellers in foreclosure choose me over calling one cash buyer company directly
I work with Orchard’s investor portal and independently vetted cash buyers. One company gives you one offer. We give you a market.
We don’t work with wholesalers who can’t close or investors who re-list at assignment. Every buyer in our network closes on what they offer.
I represent you. My job is to get you the best outcome — not push you toward any particular offer. I’ll tell you when an offer is too low.
I’ll show you exactly what you’ll walk away with from each offer after fees, payoff, and closing costs. No surprises at the table.
Texas is a non-judicial foreclosure state. This means lenders can move quickly without a court order. Here’s what the typical timeline looks like — and where your window to act is open.
Your lender will contact you with a notice of delinquency. This is the best time to explore every option — modification, listing, cash sale. You have the most leverage and the most time. Reach out now before anything is formally filed.
After 3–4 months of missed payments, most lenders file a formal Notice of Default. This starts the official clock. A traditional listing or cash sale is still fully viable here — but you need to move. A HUD-approved housing counselor can assist at no cost: HUD.gov/counseling.
Texas law requires the lender to post a Notice of Sale at the county courthouse and mail it to you at least 21 days before the auction. Once this is filed, the window is narrow. A cash sale can still close before the auction date — but you have to act immediately.
In Texas, foreclosure sales occur on the first Tuesday of the month at the county courthouse. If the auction happens, you lose the property, any equity, and the foreclosure judgment is recorded. Once the gavel falls, your options disappear. Call immediately if you’re at this stage: 254-307-4679.
How long does foreclosure take in Texas?
Texas is a non-judicial state — no court order required. Once the Notice of Sale is posted, an auction can happen in as little as 21 days. Most lenders start the process after 90–120 days of missed payments, but once it begins, it moves fast.
Can I sell my house to stop foreclosure?
Yes — and it’s often the best outcome. Selling before the foreclosure sale date stops the process, lets you keep any equity, and protects your credit significantly better than a foreclosure judgment. A cash sale can close in 7–21 days.
What if I owe more than my home is worth?
A short sale may still be an option. Your lender agrees to accept less than the full loan balance at closing. The remaining balance may be forgiven. It takes longer than a standard sale but is far better for your credit and future than foreclosure.
Will foreclosure hurt my credit more than a short sale?
Yes — significantly. A foreclosure typically drops your score 100–150 points and stays on your report for 7 years. A properly negotiated short sale carries a smaller credit impact and often reports as “settled” rather than a judgment.
What are cash buyers and why does competing matter?
Cash buyers purchase without mortgage financing, meaning they can close in days rather than weeks. The key is creating competition — one company gives you one offer. Running multiple vetted buyers against each other through Orchard’s portal and our network produces better offers.
Can I stop foreclosure if the sale date is already set?
Possibly — but time is everything. A cash sale can close before an auction date if you move immediately. Call me directly at 254-307-4679. I’ll be direct about what’s still possible in your specific situation.
I’m not going to tell you everything is fine if it isn’t. I’ll review your situation, lay out your real options, and tell you exactly what I’d do. No pressure, no obligation — just honest information when you need it most.