Missed payments don't erase your options. If selling turns out to be the right move for you, we buy houses as-is for cash, discreetly, with no fees and no pressure. And if it's not the right move, we'll tell you that too.
It's 100% free and there's no obligation. No spam or marketing.
Falling behind usually starts with something ordinary: a job change, a medical bill, a rate adjustment. Then the letters start arriving, and it gets hard to think clearly. The clock you're racing is real, but it's your clock. Our job is to be the calm party in the room, not another voice adding pressure.
This is more common than it feels from the inside. There were 367,460 US properties with foreclosure filings in 2025, up 14 percent from 2024, according to ATTOM's Year-End 2025 US Foreclosure Market Report. Behind each filing is a household weighing the same options you are.
The letters have a vocabulary of their own: delinquency, acceleration, loss mitigation. Behind the language, the situation is simpler than it reads. You have a house with value in it, a loan that's behind, and a set of paths that each close the gap differently. The earlier you choose one, the more of them are still open.
Foreclosure is a state-law process, and procedures and timelines vary widely by state. The broad shape, though, is usually similar.
After payments are missed, your mortgage servicer is generally required to reach out about your options before starting any formal process, according to the Consumer Financial Protection Bureau. The earlier you engage, the more options stay open.
If the loan stays behind, formal notices follow, and the process moves under your state's rules. Some states run it through the courts and others don't, which is a big part of why timelines differ so much from state to state.
Many households resolve things well before any final step: a workout with the lender, a refinance, or a sale of the house. The point of this page is that the path is not fixed, and selling is one of several doors that may be open.
Propcash is not a foreclosure consultant, law firm, or credit counselor. Nothing on this page is legal or financial advice. Foreclosure procedures and timelines vary by state, so confirm where your situation stands with your lender, a HUD-approved housing counselor, or an attorney.
Your main paths are working with your lender, free HUD-approved counseling, and selling the house, and they aren't mutually exclusive. You can explore several at once. We'd rather you pick the right door than our door.
Servicers offer loss mitigation options such as forbearance, repayment plans, and loan modifications that can bring a loan current over time. The CFPB's help for homeowners explains what to ask for.
If you want to keep the house, start here, and start early.
HUD-approved housing counseling agencies give free or low-cost guidance, can explain your state's process, and can help you deal with your servicer. Find one through the CFPB's counselor lookup.
This is the best free advice available, and we recommend it even if you end up selling to us. HUD's foreclosure help page and the CFPB's guide to getting help explain what counselors can do.
If keeping the house isn't workable or isn't what you want, selling converts your equity to cash and settles the loan at closing. With time and a house that shows well, listing with an agent may net you more, and we'll say so.
If you need certainty without repairs, showings, or financing risk, that's where our cash offer comes in. If the sale brings more than the payoff, the difference is yours at closing. Our guide to selling a house in foreclosure walks through how that works.
Every option trades something for something. Loss mitigation asks for paperwork and patience, and can let you keep the house. Listing asks for time, condition, and showings, and may bring a higher price. A direct cash sale asks the least of you up front: no repairs, no fees, no waiting on a buyer's loan.
Whichever way you lean, get the real numbers first. Our offer is free, it doesn't expire, and it gives you a concrete figure to weigh against the alternatives.
The options also stack. You can pursue a workout with your lender while holding our offer in your back pocket. Nothing about getting a number commits you to taking it.
A general overview, not advice. The right path depends on your equity, your timeline, and your state's process.
When you're behind on payments, a vague teaser number wastes time you don't have. We show you the reasoning, so you can weigh our offer against your payoff and your other options.
Recent sales of houses near yours set the baseline. Not a national average, and not a number picked to start a negotiation.
Condition, needed repairs, and anything unusual about the title or the loan. You don't fix anything, clean anything, or explain anything.
You see how we got there, and the offer stands while you compare it with your lender's options. If it doesn't work, walk away. No fees either way.
The question most sellers in this spot type into a search bar at midnight, answered plainly.
In most cases, yes. Until a foreclosure sale is final, the house generally still belongs to you, and selling is often possible, though timelines vary by state. Propcash is a direct cash homebuyer: we make an offer based on local market data, and your loan is paid from the proceeds at closing.
Notice periods, court involvement, and timelines differ from state to state. We buy houses in all 50 states, and these are a few of our most active markets. If your state isn't listed, the process works the same way: tell us about the house, and we'll go from there. For state specifics, start with our Tennessee foreclosure options guide.
In most cases, yes. Until a foreclosure sale is final, the house generally still belongs to you, and selling it is often possible. How much time you have depends on your state and how far along the process is. We'll be straight with you about whether a sale fits your timeline, and a HUD-approved housing counselor can help you understand your state's procedure.
When a sale closes, your loan is generally paid off out of the proceeds through the title company, and the process ends because the debt is settled. Whether a sale can close in time depends on your state and your situation, and nobody can promise that. We'll give you an honest read on the timeline before you commit to anything.
We can close in as few as 7 days through a title company once you accept an offer. If you have more time, you pick the closing date. The urgency is yours to set. We don't add any of our own. If a date is already scheduled in your case, tell us up front, and we'll be honest about whether a closing can realistically land before it.
If the loan payoff is larger than what the house would sell for, a sale generally needs your lender's approval, often called a short sale. We'll tell you straight if that's your situation. Your lender and a HUD-approved housing counselor can walk you through how a short sale works in your state.
No. There are no agent commissions, no closing costs charged to you, and no fees. The offer we make is based on local market data, and we show you how we got to our number.
Not from us. There's no listing, no yard sign, no open houses, and no strangers walking through your house. You work directly with a decision-maker, and the sale closes privately through a title company.
Not always, and we'll tell you when it isn't. If you want to keep the house, talk to your lender about loss mitigation options and to a HUD-approved housing counselor first. If you have time and equity, listing with an agent may net you more, and we'll say so. A cash sale fits best when you want certainty, speed you control, and no repairs or showings.
Tell us about your house and where things stand. We'll make a cash offer based on local market data, show you how we got there, and give you an honest read on your options.
It's 100% free. No obligation, and no spam or marketing ever.
The Propcash Promise: our offer stands, we follow up on your schedule, and if a cash sale isn't your best move, we'll tell you.
