Rio Grande Valley homeowners
We are a Rio Grande Valley team that sits down with homeowners who have a foreclosure date coming and works out what can still be done about it. There is no charge for this. Most of what we help people do does not involve us at all.
No charge, at any point, for anything described on this page. We are a private company, not a law firm and not a government program, and we do not control your lender. What we can do is help you find out exactly where you stand while there is still room to move.
Once a notice gets filed at the county, it becomes public record. Within about a week, the letters start. Yellow envelopes made to look handwritten. Postcards in all capital letters. Six calls a day from numbers you do not recognize. Most of them want you to sign something before you have had time to understand what you are signing.
You are allowed to slow this down. You are allowed to ask for everything in writing, take a week, and talk it over with your family at the kitchen table. Anyone who has a problem with that has told you something useful about themselves.
The homeowners who come through this in one piece are almost never the ones who found some secret. They are the ones who found out where they actually stood early enough to do something about it. That is the part we help with.
What we actually do
Most homeowners we meet do not know their actual sale date, and the mail they are getting is written to keep it that way. We walk you through calling your servicer, asking for the right department, and getting the reinstatement figure and the posting date in writing. That one page changes every decision that comes after it.
With real dates and a real figure, we go through what is genuinely available at that point on the calendar. Some doors are open at ninety days and shut at nine. We tell you which ones you are standing in front of, in plain language, in English or in Spanish.
Knowing is not the same as done. We connect you with a HUD-approved housing counselor who handles modification paperwork at no cost to you, or with a Valley agent who has listed under a deadline before. We check back to make sure it moved. We are not the ones who file it, and anyone who tells you they will file it for a fee is someone to walk away from.
What this costs you: nothing. Not the call, not the walk-through of your options, not the introductions, not the follow-up. We are a private company and we do sometimes acquire property directly, which is answered in full in the questions below. That is how we stay open. It is never a condition of anything else on this page.
The whole picture
This is the same rundown we give on the phone. Read it before you talk to anybody, including us.
If you can cover the missed payments and fees, the loan generally goes back to normal and the process stops where it is. Call your servicer, ask for the loss mitigation department, and ask for a written reinstatement quote good through a specific date. This is the cleanest outcome there is, and it keeps you in the house.
Servicers sometimes offer a modification, a repayment plan, or a forbearance. A HUD-approved housing counselor will help you apply at no charge to you at all. Call 888-995-HOPE or search hud.gov for a counselor near you. Never pay an upfront fee to anyone who promises to get you a modification. That is illegal, and it is the most common way people in your position get taken.
If the house is in decent shape and you have runway before the date, the open market usually returns the most money, even after commission. When that is the better math for you, we say so and we hand you names of Valley agents who have worked against a posting date before. We would rather point you somewhere else than watch you take less than the house is worth.
Nothing. There is no fee for the call, for going through your options, for the introductions, or for the follow-up, and there is no fee if you decide to do none of it. We never ask a homeowner for money, and nobody legitimate in this process will ask you for an upfront payment to help with a foreclosure.
No. Your lender and the trustee control that date, not us, and you should be careful with anyone who tells you otherwise. What changes the outcome is what you do before the date arrives, and how early you start. That is the whole reason this page exists and the whole reason we pick up the phone.
Some homeowners reach a point where none of the three options fit. The date is too close, the repairs are past what they can take on, or the numbers simply do not work. When that happens, and only then, we will tell you what we could do directly, in writing, through a title company, on a settlement statement you can read line by line and take home before you sign anything. We are a private company and we would profit from that. You are free to take our number to anyone else for comparison, and we would rather you did.
The title company pays off your loan first, along with any liens and property taxes owed. Whatever is left over is yours, and it is handed or wired to you at closing. You see every line of that math on the settlement statement before you sign, and you can take it home and read it first. If someone will not show you that page in advance, that tells you what you need to know about them.
It changes which of the options make sense, and that is all. Roof damage, foundation movement, old wiring, fire damage, a house full of forty years of belongings, tenants who will not leave. None of it disqualifies you from anything, and none of it needs cleaning up before you call. Do not spend money you do not have getting a house ready for a conversation.
No. The call, the walk-through, the introductions, and anything that comes after can all happen in Spanish. Bring whoever you want to the table. Nobody should be making decisions about their house in a language they are only partly comfortable in, and nobody should be rushed past that.
We answer the phone ourselves. Tell us where things stand and we will tell you what we would do next if it were our family. If we miss you, leave your name and the address and we will call you back.
No charge. No obligation. If you would rather not talk yet, that is fine too. Read the options above, call your servicer for your dates, and reach us when you are ready.