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If you're behind on mortgage payments, you may be in pre-foreclosure: the stage after a default but before any sale takes place. It's also the stage where you usually have the most options. Hispania Home Buyers reviews properties in pre-foreclosure and facing foreclosure across Greater Houston, Fort Worth and Weatherford, so you can compare a direct, as-is sale with your other options — before a sale date decides for you. No pressure. We help. You decide.
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Ask about reinstatement, a repayment plan, forbearance or a loan modification. A HUD-approved housing counselor can help at little or no cost.
If there is equity and enough time before the sale date, listing may bring a higher price. A short sale requires lender approval.
If the numbers work, a direct sale can pay off the loan at closing through the title company. No repairs or showings are required to request a review.
Only a completed payoff or an agreement with your lender stops a foreclosure. Hispania does not provide legal or financial advice; an attorney or housing counselor can confirm what applies to you.
Texas foreclosures are usually nonjudicial — no court case is required — and the timeline is set by law: 1. Notice of default. If the property is your residence, the loan servicer must first serve you with a written notice of default by certified mail — sent to your last known address — giving you at least 20 days to cure the default before a notice of sale can be given. 2. Notice of sale. At least 21 days before the sale date, a notice of sale must be posted at the county courthouse, filed with the county clerk, and served on each debtor by certified mail at that debtor's last known address. 3. The sale. The sale is a public auction held between 10 a.m. and 4 p.m. on the first Tuesday of the month (if the first Tuesday falls on January 1 or July 4, the sale is held on the first Wednesday), at the location designated by the county. That is why acting during pre-foreclosure matters: once the notice of sale is posted, the remaining time is measured in weeks, not months. These state deadlines are the legal minimums — they are not the complete calendar for every loan. Your lender or loan servicer, and federal rules that may apply to your loan, can add steps and additional time. Confirm the dates that apply to your loan with your servicer or an attorney. Source: Texas Property Code §51.002 (sale of real property under contract lien) — official text at statutes.capitol.texas.gov.
Often, yes, if the sale can close and pay off the loan before the scheduled date. Timing depends on title, payoff figures and your lender, so it helps to start early.
A short sale may be possible with lender approval. We can review the numbers with you, but we cannot promise that a lender will accept an offer.
No. Requesting a review does not pause the process. Keep talking with your lender while you compare options.
No repairs are required to request a review, and we do not charge a real estate commission when we buy directly. Costs are set out in the written offer.
Pre-foreclosure is the period after you fall behind on payments and receive a notice of default, but before a foreclosure sale is scheduled and held. In Texas that window can be short, because once a notice of sale is issued the sale can take place as early as the first Tuesday of the following month. Reviewing your options during pre-foreclosure — with your lender, a HUD-approved counselor, or a direct buyer like us — usually leaves you with more choices than waiting.
By law, the notice of sale must be posted at the county courthouse, filed with the county clerk, and served on each debtor by certified mail at their last known address at least 21 days before the sale date — the clock runs from that posting, filing and mailing, not from when you happen to see it. If the property is your residence, you first get a notice of default (also by certified mail) giving you at least 20 days to cure it. Foreclosure sales are held on the first Tuesday of the month between 10 a.m. and 4 p.m. (Texas Property Code §51.002). These are the state's minimum timelines, not the complete calendar for every loan — your servicer, or an attorney or HUD-approved housing counselor, can confirm the dates that apply to yours.
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