Your Options When Facing Foreclosure or Tax Liens

A loan modification permanently restructures your existing mortgage. Your lender may agree to lower your interest rate, extend your repayment term, reduce your principal balance, or roll missed payments into the back of the loan. This option is best for homeowners who have recovered financially and can afford a modified payment — but need relief from the current terms. We help you understand what your lender is likely to approve and how to present your case effectively.

Forbearance is a temporary agreement with your lender to pause or reduce your mortgage payments for a set period — typically 3 to 12 months. It does not erase what you owe; the missed payments are typically added to the end of your loan or repaid in a lump sum later. This is a powerful tool for homeowners dealing with a short-term crisis — job loss, medical emergency, or natural disaster — who expect to recover soon. We help you request forbearance and understand exactly what you are agreeing to.

Refinancing replaces your existing mortgage with a new loan — ideally at a lower interest rate, longer term, or both. If you have equity in your home and your credit is still in reasonable shape, refinancing can dramatically reduce your monthly payment and stop the foreclosure process entirely. This option requires qualifying for a new loan, so timing matters. We help you understand whether you qualify and connect you with trusted local lenders who work with distressed homeowners.

A deed in lieu of foreclosure means you voluntarily transfer ownership of your property to the lender in exchange for being fully released from your mortgage obligation. It avoids the full foreclosure process, which means less damage to your credit and a cleaner exit. Not all lenders accept this option, and you typically cannot have other liens on the property. We help you evaluate whether this is viable in your situation and negotiate the terms with your lender on your behalf.

If you have enough time before the foreclosure sale date, listing your home with a licensed realtor on the open market can maximize your sale price and leave you with equity in your pocket after paying off the mortgage. This option works best when you have at least 60–90 days before the foreclosure deadline. We can refer you to trusted local West Texas realtors who understand the urgency of your situation and will move quickly to get your home sold.

This is one of the most powerful tools available to a homeowner in foreclosure. We buy as-is, distressed, damaged, or fixer-upper homes — no repairs, no showings, no waiting for bank financing. We purchase your home directly for cash and can close in as little as 7 days, which means we can stop the foreclosure clock even when time is extremely short. You walk away with cash in hand and the foreclosure behind you. There are no commissions, no fees, and no surprises. This is often the best option when time is short or the home needs significant repairs.

A subject-to sale means we purchase your home and take over your existing mortgage payments — the loan stays in your name on paper, but we make the payments going forward. This stops the foreclosure immediately and relieves you of the financial burden. This option is especially valuable when you have little or no equity, or when a traditional sale would not cover what you owe. You walk away from the property and the payment obligation, and the foreclosure is stopped. We handle everything.

We list this option because it is always a choice — but it is the one we work hardest to help you avoid. If you do nothing, the lender will complete the foreclosure process, take ownership of your home, and you will be forced to leave with nothing. A foreclosure stays on your credit report for 7 years, making it extremely difficult to rent, buy another home, or even qualify for certain jobs. There is no reason to let this happen when free help is available. Please call us before it comes to this.