Time sensitive
Facing Foreclosure on an Arkansas House
If a foreclosure date has been set, the single most useful thing you can do is find out exactly how much time you have. Everything else depends on that number.
If a foreclosure date has been set, the single most useful thing you can do is find out exactly how much time you have. Everything else depends on that number.
Selling is one option among several, and it is not automatically the right one. We will tell you when it is not.
Talk to your lender before you talk to anyone else
Lenders generally do not want the house. Reinstatement, a repayment plan, forbearance and loan modification all exist and all cost less than a foreclosure does. Ask for the loss mitigation department by name.
Arkansas allows non-judicial foreclosure, which moves faster than a court process. The timeline is short and it does not pause because you are still deciding.
Where selling fits
If there is equity in the house, selling before the sale date lets you keep that equity instead of losing it in the foreclosure. That is the clearest case for a sale.
If you owe more than the house is worth, a sale means negotiating a short sale with the lender, which takes their cooperation and takes time you may not have.
Two Things You Should Never Agree To
Never sign a deed over to anyone in exchange for a promise to take over payments. The loan stays in your name and the foreclosure still lands on your credit.
Never pay an upfront fee to someone promising to stop a foreclosure. Legitimate help does not ask for money in advance. Arkansas has a free HUD-approved housing counselling network, and it costs you nothing to call them.
What Decides the Number
Four things, and we go through all of them with you.
The sale date
The actual scheduled date, not an estimate. It sets what is possible and what is not.
The reinstatement figure
What the lender says it would take to bring the loan current today, including fees. Ask them for it in writing.
Equity position
What is owed against what the house is worth. This is the difference between selling and negotiating a short sale.
Other liens
Second mortgages, HELOCs, tax liens and judgments all have to be cleared for a sale to close.
How It Works
1
Tell us about the house
Address, rough condition, and why you are thinking about selling. Five minutes on the phone or the form.
2
We look at it properly
We check comparable sales, estimate the repair cost and check what is recorded against the title.
3
You get the number and the reasoning
In writing, with the repair estimate and the comparables behind it, so you can check the arithmetic yourself.
4
You decide
Accept it, negotiate it, or walk away. If listing would serve you better, we will tell you that instead.
Tell us about the property
You do not need answers to everything. Rough is fine, and so is "I am not sure".
If you would rather talk than type, call (501) 831‑6919.
Common questions
Can a sale still close before the auction?
Often yes, if there is enough time and the title is clean. The sooner you make the call the more options exist. A week before the sale date, far fewer.
Do you charge anything?
No. If we cannot help, we will point you at a HUD-approved housing counsellor who can, at no cost to you.
Will this fix my credit?
A completed sale avoids a foreclosure appearing on your record. Missed payments already reported will stay. Nobody can remove accurate history, and anyone telling you otherwise is selling something.
Other Ways We Help
Sell My House Fast
No repairs, no showings, no listing. Tell us about the house and we will tell you what we can do.
Learn more →Cash Offer
No lender, no appraisal, no underwriting. The kind of offer that cannot fall apart six weeks in.
Learn more →Inherited House
Probate, siblings who disagree, a house full of belongings and a tax bill. We deal with all three.
Learn more →Divorce
One decision made once, instead of months of agreeing on an agent, a price and every counter-offer.
Learn more →House Needs Repairs
Foundation, roof, fire, water, or a house nobody can get financed. We buy it as it stands.
Learn more →Fire Damaged House
Smoke, water from the hoses, and an insurance claim that will not cover the rest. We buy it as it stands.
Learn more →Tired of Being a Landlord
Non-paying tenants, turnover, repair calls at 11pm. Sell the rental with the tenant still in it.
Learn more →Behind on Property Taxes
Arkansas counties certify delinquent property to the state. There is a clock, and it is worth knowing where you are on it.
Learn more →Vacant House
An empty house costs money every month and quietly falls apart. Insurance may already have lapsed.
Learn more →Relocating
A start date is a fixed date. A listing is not. Sell before you go instead of managing it from another state.
Learn more →Hoarder House
You do not have to clear it, clean it, or let anyone judge it. Take what matters and leave the rest.
Learn more →Listing Expired
Six months on the market, price cuts, and no sale. Usually it is the condition, not the agent.
Learn more →Water Damage or Mold
A leak nobody found, a flood, or mold behind a wall. It is the repair no buyer will finance.
Learn more →Talk to the person who makes the decision
No fee, no obligation, and a straight answer.