Buying across the Mid-Atlantic and beyond Arlington: meetings by appointment
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I got a notice. I don't know how much time I have.

I'm behind on payments, or there's a foreclosure or tax sale notice.

The honest answer

There are usually more options than the notice suggests, but they shrink with time. The first call is often to your servicer's loss-mitigation department or a HUD-approved housing counselor (1-888-995-HOPE), not to a buyer. If there is equity, selling before a foreclosure or tax sale completes can protect it. No one can honestly guarantee to stop a foreclosure, and legitimate help never asks for an upfront fee or your deed.

Get my free comparison Call or text 276-285-1000 Text us

Every path, side by side

What each option gives you, and what it costs.

  1. 01

    Reinstate or repay

    Works when: Keeps the house and the loan as it was.

    Tradeoff: Requires the past-due amount, as a lump sum or spread over a repayment plan.

  2. 02

    Loan modification or forbearance

    Works when: Changes terms or pauses payments through your servicer.

    Tradeoff: Paperwork, waiting and no guarantee of approval. Keep paying what you can.

  3. 03

    Sell while you still have equity Residios may buy

    Works when: Pays off the loan or taxes at closing and keeps the remaining equity yours.

    Tradeoff: You move. Timing matters, and a sale has to close before the sale date.

  4. 04

    Short sale or deed in lieu

    Works when: Less credit damage than a completed foreclosure when you owe more than it is worth.

    Tradeoff: Lender approval and time. Ask about deficiency rules in your state.

Before you sign anything

A short checklist.

  • Find the actual sale or redemption date on the notice, or from the county or servicer.
  • Call your servicer's loss-mitigation department and ask what is available.
  • Call a HUD-approved housing counselor. It is free.
  • Treat any upfront fee or request for your deed as a warning sign.

Go deeper: The Field Guide: Foreclosure

Common questions

Is it too late?

Often not. Send the date on your notice and we will tell you honestly what still fits in the time left.

What about a tax sale?

Many states give a redemption period, and surplus equity rights may apply. Get the exact deadline from the county.

Will you contact my lender?

Not without your permission. You stay in control of every conversation.

Free written comparison

Send it over. We answer in writing within one business day.

Your situation is already selected. Address and one way to reach you is all we need.

Who you will hear from

Tracey Kelley

Co-founder and CEO. Handles purchases and answers requests.

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Justus Eapen

Co-founder and COO. Runs operations behind every comparison.

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Your response comes from Tracey or a Residios staff member.

1What is going on?
2Where is the property?
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A written comparison of every path within one business day, from Tracey or a Residios staff member. When listing would likely net more, we say so and suggest any agent you choose.