Clear Options When Time Matters.
Is Your Texas Home in the Foreclosure Process?
You do not need to understand foreclosure terminology. We explain what the notices mean, how the Texas process works, what options may still exist, and what to do next.
Start With What You Know
What Is Happening Right Now?
There is no need to know which legal term applies. Choose the description that sounds closest to your situation.
A mortgage payment was missed.
Understand what usually happens after a loan falls behind, and how much time that typically leaves.
A foreclosure letter arrived.
See what common Texas notices mean, and what they do not necessarily mean.
A foreclosure sale has been scheduled.
Time matters more once a sale date appears. See what can still be done.
I am not sure what is happening.
Answer five quick questions and get a plain-English next step. Takes about a minute.
Foreclosure in 30 Seconds
Foreclosure in Texas Does Not Happen All at Once.
Most Texas home loans can be foreclosed without a lawsuit. After required notices, the home can be sold at a public auction held on the first Tuesday of the month at the county courthouse.
Texas law requires at least 20 days to cure a default and at least 21 days' notice before a sale. That is why the stage you are in matters so much: the options available early on are not always available later.
See the full Texas timeline →One Question Changes the Conversation
Is the Problem the Missed Payments, or the Payment Itself?
There is an important difference between a temporary setback and a mortgage that is no longer affordable.
If the missed payments disappeared today, could the normal mortgage payment be made next month?
Keeping the house may deserve serious effort.
If the regular payment is sustainable again, the next question is how to resolve the amount that fell behind. Reinstatement, a repayment plan, forbearance, or a loan modification may be worth exploring with your servicer.
See ways to try to keep the house →The problem may be larger than the missed payments.
Catching up does not permanently fix a payment that remains unaffordable. A modification or a real change in income might. If not, building a backup plan before time gets short protects more of your choices, and more of your equity.
Understand Plan A + Plan B →Protect the Choices That Still Exist
Work Plan A. Prepare Plan B.
Preparing a backup does not mean deciding to sell. It means avoiding a situation where the preferred option fails after there is no longer time to do anything else.
Plan A
Try to Keep the House
Explore solutions that could make the mortgage sustainable.
- ✓Catch up or reinstate the loan
- ✓Ask about repayment plans and forbearance
- ✓Apply for a loan modification
- ✓Understand legal or bankruptcy options with an attorney
OPTIONS
OPEN
Plan B
Prepare a Backup
Know what would be required if keeping the house does not work.
- ✓Estimate what the home is worth
- ✓Total what is owed: loan, arrears, fees, liens
- ✓Compare listing, short sale, and direct-sale timelines
- ✓Know how long a closing needs before the sale date
How a Conversation Works
Three Steps. No Pressure.
Tell us what is happening
Call, text, or send a short form. Have any letters handy if you can, especially anything with a sale date.
Get a clear picture
We help sort out the stage, the timeline, and which keep-the-house options and backup options still make sense.
You decide
You leave with next steps and free resources. If selling makes sense and you want an offer, we can make one. You are never obligated.
Prefer a Conversation?
You Do Not Have to Become a Foreclosure Expert.
Some people want to read every page and work through the options themselves. Others would rather talk with someone who can help organize the notices, the timeline, the mortgage situation, and the choices.
A member of our team can walk through your situation in plain English. The conversation is free and does not require selling the house.
Common Questions
Quick Answers
How fast can a foreclosure happen in Texas?
Texas is one of the faster states. Federal rules generally prevent a servicer from starting foreclosure until a loan is more than 120 days behind. After that, Texas requires a notice of default with at least 20 days to cure, then at least 21 days' notice before the sale. Once a sale is posted, it can be about three weeks away.
I got a letter. Does that mean I lost the house?
No. A letter usually means a step in the process has started. Ownership changes only if a foreclosure sale actually happens. Read what common notices mean.
Do you charge anything?
No. We never charge homeowners a fee. Be cautious of anyone who asks for money upfront to "save" your home. That is a common scam warning sign.
Who are you, exactly?
TX Foreclosure Help is operated by RW85Consulting LLC, a Texas real estate investment business. We explain options first, including ones that do not involve us. If selling is the best fit and you want an offer, we can make one as a buyer. You are never obligated, and you can always compare with an agent or other options.
Where can I get free, independent help?
HUD-approved housing counselors are free and can talk with your servicer for you. Call 1-800-569-4287 or see our free resources page.
Not sure where to start? Start with the stage.
Five quick questions. A plain-English answer about where things stand and what to do next.