We buy houses from owners who are behind on payments — a fast cash sale can close before the auction date. We are buyers, not counselors or lawyers; talk to a HUD-approved housing counselor (free) or an attorney about your other options.
First: take a breath. You still own your house, and you can still sell it.
Falling behind on a mortgage doesn't make you careless — it makes you human. A layoff, a medical bill, a divorce, an adjustable rate that jumped: we've sat at kitchen tables across the Bronx, Yonkers, and Brooklyn with good people in exactly your position. What we offer is simple and specific: a written cash offer for the house, a closing date you choose, and a payoff to your lender at that closing.
How foreclosure actually works in New York
New York is a judicial foreclosure state. That means your lender can't simply take the house — they must sue, serve you, and win in court before any auction can be scheduled. Before they can even file, state law — RPAPL §1304 — requires them to mail you a pre-foreclosure notice at least 90 days ahead, and that notice must list free HUD-approved housing counselors. Once a case is filed, CPLR 3408 requires a mandatory settlement conference between you and the lender. Add it all up and the road from first missed payment to auction averages roughly five years in New York — among the longest in the nation (per ATTOM foreclosure data, 2025–2026). That timeline is why a sale before the auction is usually possible.
But the timeline cuts both ways. Interest, late fees, and the lender's legal costs pile onto your balance every month, eating the equity you've spent years building. The later a sale closes, the more of the price goes to the bank's attorneys and the less comes to you.
What a cash sale does — and what it doesn't
- It pays the lender. At closing, the purchase price pays the loan balance, the arrears, and the lender's fees. Whatever is left is wired to you. There is no mortgage contingency, no appraisal delay, and no buyer backing out three weeks before an auction date.
- It does not keep you in the house. Reinstatement, forbearance, and loan modification are conversations with your lender, and a HUD-approved housing counselor will walk you through them for free. A foreclosure defense attorney can tell you your rights in the case. We don't advise on any of that, and we never charge a fee.
- Listing is also a sale. If your house shows well and the court calendar leaves room, listing through our family's licensed brokerage can net more. We'll tell you plainly which one wins on your numbers and your dates.
How we make it fast, private, and fair
When you call us, no one else knows. No sign on the lawn, no parade of strangers at open houses, no gossip on the block. We visit once, we make a written cash offer within 24 hours, and we show you how we got to the number — the renovated value of your house in your specific neighborhood, minus real repair costs and our margin. If you accept, our title company obtains the payoff letter from the lender's attorneys so the loan is paid at closing. You pick the closing date, pay zero commissions, and walk away with the equity that's rightfully yours.
Because we've been part of Bronx/Westchester real estate since 1987, we know the local court rhythms, the lender attorneys, and the title quirks of properties from the Bronx to Westchester and up through Dutchess County. That local muscle is the difference between closing before the auction and missing it by a week.
Often, foreclosure isn't arriving alone
Maybe the missed payments started with a divorce, an inherited house with a mortgage you never chose, or tenants who stopped paying the rent that covered the note. We buy through all of it — and if you're behind on payments but not yet in foreclosure, a sale now is simpler and cheaper than one with a court date on it.
What to do today
Don't ignore the mail, and don't sign anything transferring your deed to a "rescue" company. Gather your latest mortgage statement and any court papers, then call or text us. Ten minutes on the phone and you'll have a written cash number and a closing date to weigh against whatever your counselor or lender offers. No cost, no obligation, and everything stays between us.