A Local Buyer, Not a Lead Seller
Some of the "We Buy Houses" postcards in your mailbox come from companies that collect your information and sell it to investors, or tie up your house with a contract while they hunt for an end buyer. Mortgage Forfeiture is Roger Choate's own buying business. Roger reviews the house, makes the offer, and closes the purchase through a title company.
His office is in Jeffersonville, across the Ohio River, and he buys on both sides of it. You deal with Roger from the first call through closing, with a small local team and the title company handling records and paperwork. Ask how any number was reached and he'll walk you through the nearby sales, the condition, and the work the house needs. Read more about Roger.
Selling to Roger in Three Steps
No mystery and no hard sell. Here's what happens from your first call to closing day.
Tell Roger About the House
Call (502) 528-7273 or send the short form. Share the address, the condition as you see it, and anything that affects the sale: a mortgage, liens, back taxes, an estate, tenants. Nothing needs to be cleaned, fixed, or staged first. If you're only comparing options, that's a fine reason to call.
Review a Written Offer
Roger looks at recent sales near your address, the house's condition, the repairs it needs, and what the title records show. If it fits, you get a written offer. Nothing is final until you sign a purchase agreement, and the title company's settlement statement shows mortgages, liens, taxes, prorations, and your estimated net before closing.
Close at a Title Company on Your Date
After you sign, the title company checks ownership, orders payoff letters, and prepares the documents. You pick the closing date once that work is done. Liens and payoffs come out of the sale proceeds at closing, so you don't write a check ahead of time. Anything you want to leave behind goes in the contract.
What You Skip When You Sell Direct
A traditional Louisville listing adds steps, people, and costs that have nothing to do with getting your house sold. Here's what a direct sale leaves out:
What a direct sale doesn't remove: title, lien, payoff, probate, court, lender, and signature requirements still apply. A direct offer takes the buyer-financing and inspection contingencies off the table, not the title work.
We Buy Houses Across Louisville and Jefferson County
Roger reviews the actual house and the sales around it, not a citywide average. These are the parts of town calls come from most.
South and Southwest Louisville
Okolona, Pleasure Ridge Park, Valley Station, Fairdale, Shively, Highview, and South Louisville. Roger compares each house with recent sales in its own area, then prices in the work it needs.
East and Southeast Louisville
St. Matthews, Jeffersontown, Fern Creek, Middletown, Lyndon, Prospect, and Newburg. Estates, houses that need updating before they'd list well, and owners who need a firm closing date all come up here.
Older City Neighborhoods
The Highlands, Old Louisville, Portland, Germantown, Crescent Hill, Clifton, and Butchertown. Older houses come with older systems. Roger prices the work into the offer instead of asking you to do it first.
Also Buechel, NuLu, Norton Commons, and the rest of Jefferson County, plus Bullitt, Oldham, Shelby, Hardin, and Nelson counties. See every area we cover.
Common Reasons Louisville Owners Sell to Roger
A listing doesn't fit every house or every timeline. These are the situations that come up most, each with its own page.
Foreclosure or Missed Payments
Behind on the mortgage? Call your servicer, a HUD-approved counselor, or a Kentucky foreclosure attorney first. A completed sale with lender payoff before the commissioner sale may stop the foreclosure. No buyer can promise timing or credit results.
Selling a house in foreclosure in KentuckySix options to stop foreclosure in Kentucky
Probate or an Inherited House
Who can sign depends on the deed, the will, and the court appointment. Roger prepares a written offer the executor and the family's attorney can review together.
Selling a Kentucky probate houseSeveral Heirs, One House
When siblings or cousins own a house together, every required owner has to sign. A written as-is offer gives everyone the same number to look at.
Inherited house with multiple heirsDivorce
Every owner on the deed has to sign, and court orders control the sale. A written offer gives both sides one number to work from.
Selling a house during divorceMajor Repairs
Foundation cracks, a bad roof, old wiring, water damage: Roger buys as-is and prices the work into the offer. You don't fix anything first.
Selling a house with foundation problemsTermite Damage
Disclosed termite activity or a failed wood-destroying-insect inspection can sink a retail sale. Roger reviews the damage and makes an as-is offer.
Selling a house with termite damageUnpermitted Work
An addition or finished basement that never got a permit can stall a financed buyer. It's part of Roger's review, not a reason to walk away.
Selling a house with unpermitted workOut-of-State Owner
Own a Louisville house but live somewhere else? Identity, authority, and remote signing all run through the title company. You don't have to fly in.
Selling Kentucky property from out of stateExpired Listing
Listed it, showed it, and it didn't sell? Compare relisting with a price or condition change against a written as-is offer.
House didn't sell with a realtorSelling around a bankruptcy? Talk to your bankruptcy attorney first. See every situation.
We Buy Houses on Both Sides of the Bridge
Mortgage Forfeiture is based in Jeffersonville, Indiana, across the Ohio River from downtown Louisville. Roger buys in Clark, Floyd, Harrison, Scott, and Washington counties the same way he buys in Jefferson County: as-is, written offer after review, title-company closing. Indiana closings use Indiana documents and the county's own tax and recording offices, and the title company handles that side.
New Albany, Clarksville, Sellersburg, and the rest of Clark and Floyd counties are covered too.
What Shapes the Offer, and What Comes Out at Closing
Roger's number starts with recent sales near your house. From there he subtracts the repairs and updates the house needs, the cost of holding and reselling it, and the risk in the title and the sale. There's no fixed percentage. The written offer is what counts.
Mortgage Forfeiture doesn't charge a company fee or an agent commission. What can reduce your proceeds: the mortgage payoff, liens and judgments, back taxes, prorated property taxes, and the settlement items the contract assigns to you. The title company's settlement statement lays all of it out before you sign.
A direct sale isn't the best route for every house. If your home is in good shape and you can wait through showings and a buyer's financing, a listing may net more, and Roger will say so. Compare a cash sale with a listing side by side.
Direct Cash Sale vs. Traditional Listing
Compare the written settlement estimates for each option. A retail listing may produce a higher gross price. A direct sale removes the repair requirement and the buyer-financing contingency. Your actual net depends on the property and the contract.
| Factor | Cash Sale to Us | Traditional Listing |
|---|---|---|
| Closing timeline | Set after title and payoff review | Depends on marketing, contract, and financing |
| Agent commission | No company fee or agent commission charged by us | Negotiated with the listing brokerage |
| Seller net | Shown on the closing statement after payoffs, taxes, and prorations | Estimated from the offer, negotiated commission, concessions, and closing items |
| Repairs before sale | No repair requirement from us | Seller chooses; buyer may request repairs or credits |
| Inspection contingency | Defined by the written direct-purchase contract | Common in financed retail contracts |
| Staging and cleaning | Not required by us | Seller and agent decide |
| Showings and open houses | Not required | Often part of retail marketing |
| Financing contingency | No buyer mortgage contingency | May apply when the buyer finances |
| Items left behind | Must be stated in the written contract | Usually addressed before possession |
| Closing certainty | Subject to contract, title, payoffs, and required approvals | Subject to contract terms and any contingencies |
Compare written net estimates, not headline prices. Include any negotiated commission, concessions, repairs, payoffs, taxes, prorations, and closing costs for each option.
Questions Louisville Sellers Ask
Plain answers to the questions that come up on almost every first call.
Get a Cash Offer on Your Louisville House
Call Roger or send the short form. He'll review the house and explain the direct-sale option so you can compare it with your other choices. No obligation.
Serving Louisville, KY and Southern Indiana