Falling behind does not mean you have run out of options.
If the letters have started and the dates are getting closer, the worst thing you can do is wait. A cash sale is not the only way out, but it is usually the fastest one still available.
See what we can payHow foreclosure actually works in Kentucky
Kentucky is a judicial foreclosure state. That means your lender cannot simply post a notice and sell your house. They have to file a lawsuit in the circuit court of the county where the property sits, serve you, and get a judgment before anything is sold. That process takes real time, and every week of it is a week you still own the house and can still sell it.
Once a judgment is entered, the sale is conducted by the county Master Commissioner. That is the term you will see on the paperwork, and it is the point most people search for too late. Up until the gavel falls, you can pay off the judgment, and a cash sale that closes in time does exactly that. After the sale, your options narrow sharply.
Delinquent property taxes work differently, and faster
Unpaid property taxes in Kentucky do not sit quietly. The county clerk can sell the certificate of delinquency on your tax bill to a third party purchaser. Once that happens you are no longer dealing with the county, you are dealing with an investor who now holds a lien against your house, adds interest and fees, and eventually has the right to foreclose on it themselves.
People are often surprised by how small the original bill was compared to what is owed a couple of years later. If a third party purchaser has already sent you a notice, the clock on that is separate from any mortgage problem and it does not pause.
What we can and cannot do
We buy the house as it stands and pay off what is owed at closing through a title company or attorney. Mortgage arrears, tax liens, judgment liens, HOA liens, mechanics liens. If the payoffs total more than the house is worth, we will tell you that plainly instead of stringing you along, and you will at least know where you stand.
We are not a loss mitigation company, we do not negotiate with your lender on your behalf, and we are not attorneys. If a loan modification or a Chapter 13 filing is a better answer for you than selling, that is worth finding out before you talk to any buyer, including us.
Specific situations we buy in
Each of these gets its own page as we publish them. If yours is on this list, we have bought one like it.
- Behind on mortgage payments
- Pre foreclosure
- Master Commissioner sale scheduled
- Delinquent property taxes
- Certificate of delinquency held by a third party purchaser
- IRS tax lien
- Chapter 7 bankruptcy
- Chapter 13 bankruptcy
- Owe more than it is worth
- Reverse mortgage due
- Judgment lien
- Mechanics or contractor lien
- HOA lien
- Medical debt
- Job loss
- Forbearance ending
- Loan modification denied
- Second mortgage or HELOC default
- Land contract default
- Cannot get homeowners insurance
- Cannot afford the upkeep
- Special assessment
Five questions. That is the whole thing.
We already know your situation from this page. Change it if it does not fit.
Question 1 of 5
What people ask us first
Can I still sell after the bank has filed?
In most cases yes. Filing starts the case, it does not transfer the house. Until the Master Commissioner sale actually happens you are still the owner and can sell. The closer to the sale date, the tighter it gets, so the sooner you call the more room there is.
What if I owe more than the house is worth?
Then a straight cash sale may not clear the debt, and we will say so. In some cases a short sale is the better path, which requires lender approval and takes longer. We can look at the numbers with you either way and you are not obligated to anything.
Do I need to catch up the payments before selling?
No. Arrears get paid out of the sale proceeds at closing, the same as the loan balance. You do not need to come up with money first.
Will this hurt my credit more than foreclosure?
A completed sale generally does less damage than a foreclosure judgment on your record, but credit outcomes depend on your specific loan and reporting. Ask a credit counselor or attorney about your own situation before deciding.
Maybe one of these fits better
See what we can pay, today.
No cost, no obligation, and nobody shows up at your door unless you ask them to.