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Get a written cash offer within 12 hours. We buy as-is and close on the date you need, so the loan is paid off and you keep the equity you have left.
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All you have to do is pack. Or leave it all, we clear it out.
Subject to qualification. When you sell to us.
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Yes. You can sell your house at any point before the foreclosure sale, as long as the closing happens first and the loan is paid off. We make a written cash offer within 12 hours and can close in as fast as 7 days when the title is clear. The title company pays your lender from the price. Whatever is left after the payoff is yours.
As fast as 7 days when the title is clear, so you can close before the auction date.
The title company pays your lender from the sale. You don't pay anything upfront.
Whatever remains after the payoff is yours, paid at closing.
We're not attorneys or financial advisors. If you're considering bankruptcy or a loan modification, a HUD-approved housing counselor or an attorney can help with that side.
Yes. Until the auction happens, the house is still yours, and you can sell it. Foreclosure is the lender's way of collecting what you owe. A sale that pays the lender in full does the same job, without the auction, and usually leaves money in your pocket.
Here is what has to be true for it to work:
A normal listing takes repairs, showings and a buyer who still has to get a loan. That is months you may not have. We buy the house as it is today, with no repairs and no cleaning, and we don't wait on a bank. You get a written offer within 12 hours with the comps behind it, so you can check every number. If you like it, you pick the closing date. Nothing is signed until you're ready, and nothing is binding until you sign.
One more thing. You don't need to pay anyone to make this happen. We never ask sellers for money, and the title company handles the payoff from the sale itself.
Foreclosure moves in stages. Knowing which stage you're in tells you how much room you have. The exact steps depend on your state and your loan papers, so treat this as the general shape, not a legal timeline.
You've missed payments and the lender is sending letters and calling. Nothing has been filed yet. The Consumer Financial Protection Bureau (CFPB) says a servicer generally can't start foreclosure until you're more than 120 days behind, and that a complete application for help, sent early, can pause the process while they review it. This is the easiest stage to sell in.
The lender formally starts. In some states this is a lawsuit, called a judicial foreclosure: a court is involved, you're served papers (the filing is often called a lis pendens), and you can raise defenses. In other states the lender follows a set of written notices with no court case, called a non-judicial foreclosure, using a power-of-sale clause in your mortgage or deed of trust; the first notice is often called a notice of default. The CFPB explains both on its page "How does foreclosure work?". Court cases usually take longer; notice-only states can move quickly.
After the required steps, the house is sold at a public auction to the highest bidder, often the lender itself. Once that sale is recorded, the house is no longer yours to sell.
If you are at the first or second stage, there is usually time for a cash sale. Even with a sale date set, a closing can often happen in time when the title is clear. Read every letter from the lender and keep the envelopes. The notice tells you the stage and, later, the date. Bring those papers to the first call and we'll tell you straight whether the dates work. To check which process your state uses, start with where we buy and ask us on the call.
Nothing is filed yet and the lender is still writing. This is the best moment to act. A written offer within 12 hours shows you your real number, and you can still talk to your lender about other options at the same time.
Tell us the date on the first call. When the title is clear we can close in as fast as 7 days. The title company orders the payoff from your lender right away, so nothing waits on paperwork.
A cash sale may not cover the loan; see "Owe more than the house is worth?" below.
You asked the lender for new terms and they said no. Selling before the auction keeps the equity you have left, and stops the late fees from growing every month.
Payments stopped when they passed, and now the lender is writing. We can buy an inherited house that is behind, and we work with your probate attorney. See selling an inherited house.
A roof, a leak, a kitchen that hasn't been touched in decades. We buy as-is and price the repairs openly in the offer. See selling a house that needs repairs.
You get a written cash offer within 12 hours, with the comps behind it. No obligation, no pressure.
This is the part people worry about most, so here it is in plain words.
You sign at a licensed title company or attorney. They hold the money. From the price, they pay your lender the exact payoff amount, pay off any other liens, and record the releases. You don't bring money to the table, and you don't pay anything before closing.
Price, minus the payoff and any other liens, equals your check. That check is paid to you at closing. There are no commissions, no fees and no closing costs to you on a sale to us. If you qualify, you can also get up to $20,000 before closing, once you sign, and stay up to 14 days after closing while you move.
Our offer is lower than a fixed-up retail price. In exchange you skip repairs, commissions, showings and months of waiting. We show the math. You see the comparable sales, the repair estimate and our margin, all on paper. If a listing would net you more and you have the time, we'll tell you that too. See how our cash offer compares to listing with an agent.
We buy houses for cash; when a home isn't one we renovate, a trusted partner investor buys it on the same terms. Either way, your offer, your date and your closing at a title company stay the same.
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What if you owe more than the house is worth? Then a cash sale may not cover the loan, and we will tell you so on the first call. We don't take a house to contract hoping the numbers work out later. If the payoff is close to or above what we can pay, you'll hear it from us with the figures in front of you.
That doesn't mean you're out of options. It means the options sit with your lender, not with a buyer:
HUD-approved housing counselors explain these options, help with the paperwork and talk to your lender for you. HUD's "Avoiding Foreclosure" page says this help is free or low-cost, and lists the counseling line at (800) 569-4287. We're happy to send you there. A seller who is helped is better for everyone than a sale that can't close.
Hard moments attract people who want to take advantage of them. The CFPB warns about companies that charge upfront fees for foreclosure help, promise that you won't lose your home, or ask you to sign the title over to them. Legitimate help doesn't cost money upfront, and nobody honest asks you to sign away your house to "save" it. If someone offers to stop the sale for a fee, or wants you to hand over the deed and "rent back" from them, walk away and call a HUD-approved counselor instead.
The same test works for any cash buyer, including us: no fees, a written offer with the numbers explained, proof of funds on request, and a closing only at a licensed title company or attorney. Read how to check any cash buyer before you sign with anyone.
A short call is enough to tell you where things stand. Have these ready if you can. If you don't, call anyway.
Best if: you need to sell fast, the house needs work, or life got complicated.
Only with Easy Sale
Subject to qualification.
Best if: you are not in a rush and you are OK with showings.
The trade-off
Not sure which is better? On the call we'll tell you what your house would likely sell for on the market and what you'd keep each way. Then you decide.
No pressure
Proof of funds on request
No obligation until you sign
Title company or attorney
I had a great experience working with Sterling Home Offer. Their communication was excellent throughout the entire process, and they made everything simple and stress-free. The team was professional, responsive, and very easy to work with. I truly appreciated how smoothly everything went and would definitely recommend them to others!
If youve never been thru probate consider yourself lucky. Its a mess. Sterling actually knew what they were doing which is more than I can say for the first 2 companies I called. They worked with my attorney and didnt make it harder than it already was. ✨
Often, yes, if there is enough time to close before the sale date; when the title is clear we can close in as fast as 7 days. Call early with the date in front of you, and see the "A sale date is on the calendar" card above.
If the sale closes before the auction and the loan is paid in full, there is nothing left to foreclose on and the case ends. Your lender gives the title company the exact payoff amount in writing, and the title company pays it at closing. Keep making whatever payments you can until then.
If you can, yes. Every payment lowers the payoff, and whatever you have paid is simply less that comes out of the price at closing. If you can't, tell us and the title company, so the payoff letter from your lender is current on closing day. A HUD-approved housing counselor can talk to your lender about options in the meantime.
A completed foreclosure is reported by your lender. If you sell and pay the loan off before the auction, there is no completed foreclosure to report. Missed payments that were already reported stay on your record. For what your report will show, talk to your lender or a HUD-approved counselor.
Often, but not on your own. Once a bankruptcy case is open, selling the house usually needs the trustee's or the court's permission, and your bankruptcy attorney has to be part of the sale. Tell us on the first call. We can wait for that approval and close on the date the court allows.
Not if the sale pays the loan in full. The title company asks the lender for a payoff letter and pays that amount at closing; the lender then releases the mortgage. The lender only has to agree if the price won't cover the payoff, which is a short sale.
Yes, for the payoff. The title company requests the payoff letter from your lender in writing, pays that amount at closing and records the release, so you don't have to chase the lender yourself. It doesn't negotiate your loan or ask the lender to accept less; for that, a HUD-approved housing counselor or an attorney is the right call.
General information, not legal, tax or financial advice.
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Two minutes now. Your number in writing within 12 hours. Then it's your call.
P.S. You don't have to decide anything today. Get your number, compare it with what an agent would get you, then decide. Moving help is limited each month.Nothing to decide today. Get your number, compare it with an agent's, then decide. Moving help is limited each month.
