Start with the notices and the dates
If you’re behind on payments on a Houston house, gather the letters and envelopes you’ve received. Write down the dates and call the lender to ask where the loan stands. Keep a short record of who you spoke with, what you asked, and what the next step is. Having that information together makes the next conversation easier.
You may want to keep the house, sell it, or compare both paths. Tell the lender what you’re hoping to do. Ask about available options and consider speaking with a HUD-approved housing counselor. If you have a sale notice or a question about your rights, a Texas attorney can review your particular loan and the documents you received.
Understand the Texas notices
In Texas, most home foreclosures are non-judicial. Lenders must give a notice of default with at least 20 days to catch up before accelerating, and a notice of sale at least 21 days before the sale. These notices describe different parts of the process. Read each one rather than assuming the most recent letter replaces everything that came before it.
Ask a Texas attorney to review the notices if the dates or required steps are unclear. Don’t add the two notice periods together and treat that as your remaining time. Use the dates on your actual documents when you speak with the lender, a counselor, or a potential buyer. Keep copies where you can find them during a call.
Check the county’s sale information
Foreclosure sales are held on the first Tuesday of the month at the county’s designated location. Ask the county to confirm the location and relevant sale information. For a Houston-area house, that may mean Harris County, Fort Bend County, or Montgomery County. Start with the county connected with your property.
An owner can usually sell any time before the foreclosure sale. If selling is your preferred path, tell a potential buyer the scheduled sale date at the start. Also share whether someone lives in the house and how a visit could be arranged. That gives the buyer useful information for discussing a possible purchase.
Compare keeping the house, listing, and a cash sale
If you want to stay, ask the lender what information it needs to discuss your options. A HUD-approved housing counselor can help you work through your questions. You can have those conversations while considering an offer. Write down the questions that matter most to you so they don’t get lost during a busy day.
Listing takes time and work; ask an agent about preparation and showings if you want to compare.
A direct cash sale may fit if you don’t want to manage repairs or cleaning. I consider the house as it is. There are no agent commissions in a direct sale to me. A cash offer is not held up by a bank approving a buyer’s mortgage.
Work out the amount you would receive
Ask the lender and title company what current figures they need to work out the amount due and your likely proceeds. A loan balance from memory may leave out information needed for that calculation. Keep those figures with your notes so you can compare an offer with another option using the same information.
My offer considers nearby comparable sales, the house’s condition, and the costs of buying, repairing, holding, and reselling it. I explain how I arrived at the number. The buyer pays the closing costs. Your loan payoff and any taxes or liens owed come out of the sale, and the title company’s statement shows every number before you decide.
Talk about a workable closing date
Tell me your sale date and when you want to close. The title company confirms the earliest date once the title work is done. I cannot promise to stop a foreclosure or guarantee a closing before a scheduled sale. Keep your lender informed while you compare the proposed sale with your other options.
I may close on the house myself or assign the purchase contract to another investor I work with, on the same price and terms. I’ll tell you in writing before you sign anything. Ask who is expected to buy the house and read the agreement before accepting. You can take it to your own attorney to review.
Send the address when you’re ready
Use the form below to share the address, the condition, and any known sale date. No repairs or cleaning are needed for an offer. Leave loan account numbers and private documents out of the form. Asking for an offer does not commit you to selling. I’ll talk with you about the house and explain the number so you can make a decision.