Selling situations
Selling a house in foreclosure
If you do only one thing after reading this page, make it the free counselling call below rather than the form. That is genuinely the better first step, and it is not us.
Two different things are called foreclosure
This causes more confusion than anything else in this subject, and getting it wrong costs people time they do not have.
Falling behind on a mortgage
This is a matter between you and your lender. It follows a process set by law and by your loan agreement, and there are usually more options than people expect — including some that keep you in the house.
Falling behind on property taxes
This is a matter between you and the county, it runs on a completely different and much longer timetable, and it can affect a house with no mortgage at all. In Michigan in particular, a great many owner-occupiers own outright — so this is the process that reaches them.
The timelines, deadlines and rights involved differ between Michigan and Indiana, and they differ between these two processes. We have deliberately not published those specifics here. Getting a date wrong on a page like this could cost someone their house, so the detail belongs with a counsellor or an attorney looking at your actual situation — not in marketing copy.
What actually helps
- Acting earlier gives you more options. This is the one piece of general advice we are confident in. The earlier you look at it, the more routes are still open to you — including selling.
- Free help exists, and it is worth using. A HUD-approved housing counsellor costs you nothing and works for you. The contacts are on this page.
- Getting in touch commits you to nothing. A conversation with us has no effect on any process already running, and no obligation attached to it. It is information while you weigh your options.
- Have someone independent read it first. A counsellor or an attorney, before you sign anything with anyone — including us.
A note on what you may be receiving in the post
When a property enters one of these processes the records generally become public, and letters and cards tend to follow. Some come from legitimate companies. Some come from people who are not buyers at all, and some make promises — guaranteed offers, stopping foreclosure, keeping the house — that nobody can actually deliver.
Both Michigan and Indiana consumer-protection authorities publish warnings about foreclosure-rescue schemes. It is worth reading one before you respond to anything, including anything from us.
Selling to us
How selling to us works
Six things worth knowing before you get in touch.
We look at the actual house
The condition, the title, and what you are hoping to do — not an address run through a calculator.
Sell as-is
No repairs to arrange first, no contractors to chase, and no clearing the place out before anyone will look at it.
No agent commissions
You are selling directly, so there is no listing commission coming out of the sale, and you can sell as-is without making repairs first.
No showings or staging
Usually one visit, sometimes none at all. You are not keeping the house tidy for strangers on a Sunday afternoon.
We put it in writing
The price and the closing date are written down, so what you agreed to is on the page rather than in somebody’s memory.
Take your time
Read it at your own pace, ask us about anything in it, and have an attorney or a real-estate professional look it over first. We would encourage that.
If a sale is the right route
Then the ordinary considerations apply, and they are covered on the as-is page and in how it works. The state pages for Michigan and Indiana cover what is different about each market.
But please make the counselling call first. It costs nothing, the person on the other end has no financial interest in what you decide, and we would rather you went into any conversation with us already knowing your options.
If you want us to look at it
Send the details when you are ready. We will be straight with you about whether a sale is realistic, including when the answer is no.
Tell us about your property Call (269) 389-9961
Sending the form starts a conversation. It is not an offer, and it does not commit you to anything.