Find the date, then work backwards

The notice of sale states the sale date, the earliest time it can begin, and the location. It has to be filed with the county clerk, posted at the courthouse, and mailed to you at least 21 days before the sale. Everything else — demand letters, breach notices, calls from the servicer — is a warning. The notice of sale is the deadline.

From there, a sale has to be able to close and fund before that Tuesday. The title search, the payoff request, and any lien or heirship issues all have to be finished first. Send us the date and the county and we will tell you honestly whether it is achievable rather than string you along.

After the sale, the options mostly close

Texas does not provide a general right of redemption after a mortgage foreclosure. Once the trustee's deed is delivered, the ownership interest is gone. This is different from a tax sale, where a residence homestead has two years to redeem, and from an HOA assessment foreclosure, where the owner has 180 days.

A deficiency claim can also follow a sale, generally within two years, though Texas lets a borrower ask the court to use the property's fair market value rather than the sale price when calculating it. Selling beforehand avoids the question.

Do all of these at once, not in sequence

We are one option among several, and the one with a deadline. Talking to a counselor costs nothing and does not slow anything down.

  • Call the servicer's loss-mitigation department and ask what reinstatement would cost.
  • Contact a HUD-approved housing counselor. It is free and independent of any buyer.
  • Ask about modification, forbearance, or a repayment plan.
  • Find out whether there is equity, which decides whether a sale puts money in your pocket.
  • Get a realistic answer about whether a closing can beat the sale date.

If there is equity, it is yours

A foreclosure sale typically wipes out a homeowner's equity. A sale that closes first pays off the loan, the arrears, the fees, and any other liens from the proceeds, and whatever remains goes to you. For owners who have been in the house a long time, that difference can be substantial.

Expect the mail and the phone calls to increase, because the notice of sale is a public record. Nothing about that pressure should rush you into an agreement you have not read.

Frequently asked questions

How long do I have to sell before a Texas foreclosure sale?

Usually weeks. The statutory minimums are at least 20 days to cure the default and at least 21 days' notice of sale before the first-Tuesday sale date.

Can I stop a Texas foreclosure by selling?

Yes, if the sale closes and the loan is paid off before the sale date. A payoff satisfies the debt and ends the foreclosure.

Is there a redemption period after foreclosure in Texas?

Not for an ordinary mortgage foreclosure. Tax sales allow two years for a residence homestead, and HOA assessment foreclosures allow 180 days.

Will I still owe money after a foreclosure?

Possibly. Texas allows deficiency claims, generally within two years, with a fair-market-value offset available to the borrower.

Do you charge anything to look at my situation?

No. Reviewing the property and explaining an offer costs nothing and carries no obligation.

This page is general information about selling property in Texas, not legal, tax, or financial advice. Laws change and every situation is different, so talk with a qualified Texas professional about yours.