Your Local Direct Buyer,
With a Small Local Team
I'm Roger Choate, founder of Mortgage Forfeiture. My family's been rooted in Kentucky for three generations, and my wife grew up right across the river in Southern Indiana. Together, we know these communities inside out—the neighborhoods, the people, and what a home truly means here. I started this company after seeing too many local homeowners get squeezed: high agent commissions, expensive repairs, drawn-out processes, or worse—facing foreclosure with few good options. I wanted a better way.
Roger Choate
Founder & Owner
Why Choose Us
What Makes Us Different
We do things differently than the big corporate buyers and wholesalers. Here's how.
Direct Buyer
No middlemen, no wholesalers, no assignment contracts. I'm the one buying your house — you deal directly with me from start to finish.
Fair & Transparent
I'll show you exactly how I arrive at my offer number. No mystery formulas, no pressure — just an honest breakdown you can verify yourself.
Close on Your Timeline
Tell us about any hard deadline immediately. A closing date is set after the title company confirms the title, payoff, ownership, and approval work required.
No Repairs Needed
Leaking roof? Outdated kitchen? Foundation issues? It doesn't matter. We buy houses in any condition — you won't spend a dime on repairs.
Local & Available
I'm based right here in Southern Indiana. I know these neighborhoods, I understand the local market, and I'm available when you need me.
Compassionate Approach
Foreclosure is stressful. I explain the direct-sale option without pressure and encourage homeowners to compare it with servicer, legal, counseling, and listing options.
Selling something other than a house? Our family of companies buys commercial property — retail, office, warehouse, and multifamily — through Kentuckiana Commercial Co., land and farmland through Kentuckiana Land Co., and manufactured homes through We Buy Doublewides, all across Louisville and Southern Indiana.
Our Mission
Help homeowners facing foreclosure find a fair way out — before it's too late.
Indiana uses a judicial foreclosure process, but the schedule depends on the case, court, notices, lender actions, and any defenses or loss-mitigation review. Homeowners should contact their servicer, an Indiana foreclosure attorney, or a HUD-approved housing counselor promptly.
Buy homes directly after reviewing the property, relevant nearby sales, condition, ownership, title information, and expected work.
Provide a clear written offer and coordinate a proper title-company closing after required reviews and approvals.
Charge no company fee or agent commission, state cost allocations in the contract, and provide a settlement statement showing payoffs, prorations, and estimated net.
Treat every homeowner with respect and compassion, regardless of their financial situation.
Be fully transparent about our process, pricing, and timeline — no hidden surprises.
A completed sale with lender payoff before the applicable deadline may prevent an additional foreclosure event, but credit outcomes vary.
We Can Help
Situations We Handle
Every homeowner's story is different. Here are some of the situations we help with every day.
Compare Options
How We Compare
Compare the complete written terms, contingencies, preparation, and expected seller net.
Traditional Listing
Sell to Us
Wholesaler
The Process
How It Works
From first call to cash in hand — three simple steps.
Contact Us
Call us or fill out the form on this page. Tell us about your property — location, condition, and situation. No need to clean, fix, or stage anything.
Get Your Offer
We'll evaluate the property, ownership, condition, and timeline before preparing any written no-obligation offer.
Close & Get Paid
Accept the offer, pick your closing date, and get paid. We handle all the paperwork through a local title company. You walk away with cash.
FAQ
Common Questions
Honest answers to the questions we hear most often.
Contact us with basic property information. Roger reviews the home, ownership, condition, and timing before preparing a written offer. If you accept, closing proceeds through a title company after the required title, payoff, and approval work. Mortgage Forfeiture charges no company fee or commission; the settlement statement shows mortgages, liens, taxes, prorations, and your expected net before signing.
Every property is different, so we base our offers on local comparable sales, current market conditions, and the property's condition. We'll walk you through exactly how we arrived at our number so you can make an informed decision. Our goal is a fair price that works for both sides.
No. We buy houses in any condition — roof damage, foundation issues, outdated kitchens, hoarding situations, fire damage, you name it. Don't spend money fixing up a property before selling it to us. We handle all of that after closing.
Mortgage Forfeiture does not charge a company fee or agent commission. The written contract states which transaction costs each party will pay. Before signing, the settlement statement shows mortgages, liens, taxes, prorations, and estimated seller net.
Closing time depends on ownership, title, payoff letters, liens, court orders, and other required approvals. Tell us about any deadline immediately; Roger will not promise a closing date until the title team confirms what is required.
A completed sale with lender payoff before the applicable deadline may stop the property from reaching a sheriff sale, but title work, lender payoff, and court timing control what is possible. It cannot guarantee credit outcomes. Contact your servicer, an attorney, or a HUD-approved housing counselor immediately.
Have questions? Let's talk — no obligation, no pressure.
Call Roger: (502) 528-7273Ready?
Request a Written Property Offer
Get a free, no-obligation cash offer. There's no pressure, no commitment, and no cost to find out what we can offer for your property.
Get Your Free Cash Offer
No obligation. Roger will review the property information personally.