Behind on payments? Your timeline depends on your state.
The single most important fact about foreclosure in our region: Virginia can move from default to auction in about two months, while Maryland, Delaware, and DC give homeowners considerably longer. Knowing which clock you're on determines which options are still open.
Virginia: the fastest clock in the region
Virginia's non-judicial process lets a trustee schedule a sale with brief published notice once the loan is in default. If you've received a notice of trustee sale, most conventional options are already gone — but a cash closing in 10–15 days can still pay off the loan before auction and return your remaining equity to you.
Maryland and Delaware: structured court processes
Maryland requires 120 days of delinquency plus a court filing and offers pre-file mediation; Delaware requires a full lawsuit in Superior Court with access to its mediation program. Both timelines typically leave months of runway. That's enough time to sell at a fair price rather than lose the house — but the runway shrinks every week you wait.
A sale beats an auction in almost every case
At auction, your home typically sells below market, the costs of the foreclosure come out first, and the credit damage follows you for seven years. A pre-foreclosure sale pays the loan in full, stops the process, avoids a deficiency, and puts whatever equity remains in your pocket. We coordinate directly with servicers and trustees to get payoff letters and, when needed, short postponements.
Frequently asked
The auction is two weeks away. Is it too late?
Maybe not. We've closed pre-auction purchases in as few as 10 days, and trustees will sometimes grant brief postponements when a bona fide payoff is imminent. Call us before assuming it's over.
What if I owe more than the house is worth?
That requires a short sale — the lender agreeing to accept less than the balance. It takes longer and needs lender approval, but we can manage that negotiation with you.
Will you talk to my lender for me?
With your written authorization, yes. We request payoff statements, confirm per-diem interest, and keep the servicer informed of the closing date so the file gets flagged correctly.
Where we can help
Ready for a number you can actually plan around?
One walkthrough. One transparent offer. A closing date you choose.