You Can Sell Your House Before Foreclosure
If you've received a foreclosure notice, missed mortgage payments, or are being contacted by your lender — take a breath. You have more options than you think, and selling your home before the sheriff sale is one of them.
A foreclosure stays on your credit for 7 years and can drop your score by 100-300 points. Selling before the auction avoids that damage and may put cash in your hands.
How Indiana Foreclosure Works
Indiana uses judicial foreclosure, meaning the lender must go through the court system. This gives you time to act. Here's the typical timeline:
Months 1-3: Missed payments. Lender sends notices and calls. Foreclosure hasn't started yet.
Months 3-4: Lender files a complaint in court. You receive a summons and have 20 days to respond.
Months 4-8: Court proceedings. Hearings, responses, and potential mediation.
Months 8-12: If the court rules for the lender, a judgment of foreclosure is issued.
Months 12-14: Sheriff sale is scheduled. This is the auction where you lose the home.
You can sell your home at any point before the sheriff sale is final. The earlier you act, the more options you have and the more equity you protect.
What Happens When You Sell to Us
- We make a cash offer based on your home's current condition and market value — within 24 hours.
- Your mortgage gets paid off at closing through the title company. The lien is released.
- Foreclosure stops. Once the sale closes, there's nothing left to foreclose on.
- You keep any remaining equity. If the sale price exceeds what you owe, the difference is yours.
- Your credit is protected. A voluntary sale doesn't carry the same damage as a foreclosure.
What If I Owe More Than the House Is Worth?
This happens, and it doesn't necessarily mean you're out of options. In some cases, lenders will accept a short sale — agreeing to take less than the full amount owed. We can help you explore whether this makes sense for your situation.
Common Questions from Homeowners Facing Foreclosure
"Is it too late to sell?"
If the sheriff sale hasn't happened yet, it's not too late. We've closed deals just days before auction. But the sooner you call, the more options you have.
"Will I still owe the bank after selling?"
If the sale covers your remaining mortgage balance and closing costs, no. The mortgage is paid off and you're free. If you're underwater, a short sale may be an option.
"Do I need to fix up the house first?"
No. We buy houses as-is, in any condition. Foundation issues, roof damage, code violations — doesn't matter. You don't repair, clean, or paint anything.
"How fast can you close?"
As fast as 7 days. If you have a sheriff sale date approaching, we prioritize closing before that date.
We Serve All of Southern Indiana
We buy houses in Clark, Floyd, Harrison, Scott, and Washington counties — including Jeffersonville, New Albany, Clarksville, Scottsburg, Seymour, Columbus, Madison, and surrounding areas. We also serve Greater Louisville, Kentucky.