Behind on Mortgage?
Get a Way Out, Fast.

Cash offer before foreclosure. Close in 14 days, sometimes 7. No judgment. Just real options when you need them.

Takes about 2 minutes. No phone number until step 8.

Selling a house before foreclosure for cash

Wyoming Registered LLC

TCPA Compliant

Full AI Disclosure

No Agent Commissions

How it works

Three steps. We talk through options, you decide.

Tell us where you are

Be honest about how far behind, what you owe, condition. We need real numbers to give real options. No judgment.

We work the numbers

Cash offer based on market value, your balance, time pressure. If a short sale makes sense, we explain that too. You see all options.

You decide, we move

Accept and we can close in as little as 7-14 days. Walk away if it doesn't fit. Free to talk, no pressure.

Tell us about your situation

8 short questions. Everything stays confidential.

Ready to see what options you actually have?

Built for pre-foreclosure situations

The realities of selling when time is short.

We talk to your lender (with your okay)

Requesting payoff statements, negotiating short-sale terms, coordinating timing. With written authorization, we handle the back-and-forth so you don't have to.

Short sales when needed

If you owe more than the house is worth, sometimes the lender accepts less to release the lien. We have experience negotiating these. It's not a guarantee but often possible.

Back taxes and HOA paid at closing

All delinquencies handled from proceeds. You don't write checks. Title company sorts everything.

As-is, no repairs

House condition doesn't matter. Deferred maintenance, broken things, you couldn't pay to fix? That's fine. The offer accounts for it.

Behind on payments? Here's how the timeline works

Falling behind is stressful, but you usually have more time and more options than it feels like. Knowing how the process actually moves helps you act while you still have choices.

Foreclosure rarely happens overnight

After you miss payments, the lender sends late notices, then eventually files a formal notice of default, and only later schedules an auction. How fast that moves depends on your state, judicial states go through the courts and take longer, non-judicial states can move quicker. The one constant: the earlier you act, the more options stay on the table.

Selling before the auction protects your equity

If your home is worth more than you owe, that difference is your equity, and it belongs to you. A foreclosure auction can wipe it out, with the home sold to cover the debt and little or nothing left for you. Selling before the auction lets you pay off the loan and keep whatever equity remains after the payoff.

What if you owe more than it's worth?

You may still have a path through a short sale, where the lender agrees to accept less than the full balance to release the lien so the home can sell. It is not guaranteed and needs lender approval, but we have experience coordinating short sales and can handle that back-and-forth for you.

Foreclosure vs selling: the credit difference

A completed foreclosure can stay on your credit for about seven years and take a heavy bite out of your score. Selling before foreclosure, even through a short sale, generally does less damage and lets you recover faster. Talk to a financial advisor about your specific situation, but in most cases acting early hurts less than letting it run to auction.

Selling is only one option, and the others are listed just below. Sterling Home Offer is not a foreclosure-prevention, legal, or credit-repair service, so please also confirm your situation with a HUD-approved counselor or attorney.

Important: Selling is one option among many

Sterling Home Offer is a direct cash home buyer. We are not a foreclosure prevention service, loan modification company, attorney, or credit repair service. Selling your home to us is one possible option. You may also have other options, including:

Loan modification, forbearance, or repayment plan directly with your lender
Free HUD-approved housing counseling: 1-800-569-4287 or hud.gov/findacounselor
Selling through a licensed real estate agent (different timeline, may net more or less depending on equity and condition)
Consulting an attorney about your specific situation, especially if you are underwater on the mortgage

Our offer is non-binding until you sign a written purchase agreement. You can stop discussions with us at any time without obligation or fee. We do not charge consumers any fees.

Common questions about pre-foreclosure sales

Q1. Can I sell if I’m already in foreclosure?

Usually yes, depending on how close to auction. Pre-foreclosure (notice of default filed) is the most common situation we work with. Even with an auction date scheduled, we can sometimes still close in time if there's enough runway. Reach out early, time matters.

Q2. What if I owe more than the house is worth?

This is called being underwater. Options depend on the lender and the gap. Sometimes we can negotiate a short sale (lender accepts less than owed to release the lien). Sometimes the numbers don't work and selling isn't your best move. We'll be straight with you either way.

Q3. Will selling hurt my credit?

Less than a foreclosure. Foreclosure stays on your credit 7 years and can drop your score 100-160 points. Selling before foreclosure (even a short sale) usually has smaller impact and recovery is faster. Talk to your accountant or financial advisor for your specific situation.

Q4. Will you talk to my lender?

Yes, with your written authorization. We can help coordinate with the lender, request payoff statements, and in short-sale situations, negotiate the discount. You stay in control of decisions, we handle the back-and-forth paperwork.

Q5. What about back HOA fees or property tax?

Paid off at closing from the proceeds, same as the mortgage. You don't write checks. Title company coordinates. Whatever's left after all payoffs comes to you.

Q6. How fast can you close to avoid foreclosure?

We've closed in 7 days when an auction was 10 days out. Standard is 14 days. The bottleneck is usually the lender producing a payoff statement, not us. The earlier you reach out, the more options on the table.