Sell Your House Before Foreclosure in Maryland, Virginia and DC
Behind on your mortgage and thinking, “I need to sell my house fast before foreclosure”? As cash home buyers in the DMV since 1986, we buy houses before the foreclosure sale. You get a cash offer in 24 hours, a closing in as little as 3 days, and a $10,000 non-refundable deposit in every contract. No repairs, no showings and no agent fees, so more of your equity stays with you.
We Buy As-Is
- 1986Buying DMV houses since
- 3,000+Homes purchased
- 24hrCash offer turnaround
- 3 daysClose as quickly as
Can You Sell Your House Before Foreclosure?
Yes. You can sell any time until the foreclosure sale happens.
A sale pays off the loan and ends the foreclosure. We help homeowners sell your house fast in any situation, and this one is the most urgent.
- Loan, missed payments and fees paid at closing
- No completed foreclosure on your credit
- Your remaining equity stays with you
Selling After a Notice of Default or Intent to Foreclose
This is the best time to sell. You usually have weeks or months before a sale date, which protects the most equity.
Selling After a Sale Date Is Set
You can still sell, but closing must happen before that date. We can close in as little as 3 days.
How Foreclosure Works in Maryland, Virginia and DC
Three different systems, three very different clocks. Virginia moves fastest, Maryland goes through the court, and DC requires mediation first.
| Maryland | Virginia | Washington DC | |
|---|---|---|---|
| Process | Court-supervised | Non-judicial trustee sale | Mediation, or DC Superior Court |
| First notice | Notice of Intent, 45+ days before filing | Notice of sale, 60+ days before the sale | Notice of Default with mediation forms |
| Mediation | Yes, request within 25 days | No state program | Yes, for owner-occupants |
| After the sale | Court must ratify | No right to buy back | Sale is final |
Federal rules generally block foreclosure until you are 120+ days behind. Minimum timelines only.
Maryland: Notice of Intent, Order to Docket and Mediation
The court process and mediation add time, which helps if you want to sell your house fast in Maryland.
Virginia: Non-Judicial Trustee Sale
No court and no buy-back, so if you need to sell your house fast in Virginia, start at the first notice.
Washington DC: Notice of Default and Mediation
Mediation usually gives you time to sell your house fast in Washington DC before any sale.
General information, not legal advice. Confirm your dates with a HUD-approved counselor or an attorney.
Selling vs Short Sale vs Deed in Lieu vs Loan Modification
All four can stop a foreclosure. Here is how they compare.
| Cash sale to us | Short sale | Deed in lieu | Loan modification | |
|---|---|---|---|---|
| Speed | Days | 2 to 6 months | Weeks to months | Weeks to months |
| Your equity | You keep it | Usually none | You give it up | You keep it |
| Credit | No foreclosure on record | Settled for less | Still negative | Can help |
| Keep the house? | No, you pick the move date | No | No | Yes, if approved |
When a Cash Sale Makes the Most Sense
- You have equity to protect
- Your sale date is close
- You are ready to move on
When to Call a HUD Counselor or Attorney First
Want to keep the house? A HUD-approved counselor can help with a loan modification for free. Thinking about bankruptcy? Read our guide to selling a house during bankruptcy first.
How Fast We Can Close Before Your Sale Date
Four steps, often in days. See how our cash buying process works.
Call or Send the Form
Tell us your sale date. We call back the same day.
Offer in 24 Hours
A fair cash offer in writing, no obligation.
We Open Title
Title and payoff letter ordered within 24 hours.
Close Before the Sale
As little as 3 days. The loan is paid off at closing.
What We Need From You
- Latest mortgage statement
- Foreclosure notice with the sale date
- Lender or trustee contact
- OK to request your payoff letter
Working With Your Lender and Trustee on the Payoff
Our title company gets the exact payoff, sends your lender the signed contract and confirms the closing date. At settlement the loan is paid in full and the foreclosure ends.
What Happens to Your Equity
At auction, fees pile up and the price is set to repay the lender, not you.
Selling first lets you control the price and keep what is left.
Liens, Back Taxes and Second Mortgages
- Second mortgages and HELOCs paid at closing
- Tax liens and HOA dues cleared from proceeds
- Repairs needed? We also sell a house that needs repairs
Your Equity in a Cash Sale vs at Auction
Example: a $380,000 house with $250,000 owed.
| Cash sale | Auction | |
|---|---|---|
| Sale price | $320,000 | $275,000 |
| Loan payoff | $250,000 | $250,000 |
| Foreclosure costs | $3,000 | $12,000 |
| Left for you | $67,000 | About $13,000, if claimed |
Illustrative numbers only.
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Get a Cash Offer on Your Property
Wherever you are in Maryland, Virginia or DC, tell us about your home. We respond within 24 hours with a free, no-obligation cash offer.
- ✓No repairs, listing or showings
- ✓No fees, no commissions
- ✓We pay 100% of closing costs
- ✓Close in as little as 3 days
We'd Love to Hear From You
Every Situation We Help With
Each situation has its own page with the details, timelines and answers. See all of them on Who We Help.
Inherited House
Skip cleanouts, repairs and probate headaches. We buy as-is, even from out of state.
Learn more
Rental Property
Difficult tenants or ready to exit? We buy rentals with tenants in place.
Learn more
Relocation
Moving for work or family? We line the closing up with your move date.
Learn more
House Needs Repairs
We buy as-is. You never fix, paint or update a thing.
Learn more
Divorce
One fair offer, one closing and a clean split, without months of showings.
Learn moreNot Sure Which One Fits?
Vacant or distressed home, or something else entirely? Tell us what is going on and we will say plainly whether we can buy it.
Talk to UsFrequently Asked Questions
Straight answers to what homeowners ask us most.
How late can I sell my house before foreclosure?
You can sell up until the moment the foreclosure sale happens. Once the trustee or court sale is complete, the house is no longer yours to sell. In practice we need a few days to order title and get a payoff letter, so the sooner you call, the more room we have. When a sale date is close, we can close in as little as 3 days.
Will selling stop the foreclosure?
Yes, a completed sale stops the foreclosure because the loan is paid off in full at closing. The title company sends your lender the exact payoff amount, including missed payments, late fees and foreclosure costs. Once the lender is paid, the foreclosure is cancelled. Until closing, the foreclosure keeps moving, which is why we plan every closing to land before your sale date.
Can I sell if I owe more than the house is worth?
Yes, but it usually needs the lender's approval as a short sale. If the price won't cover everything you owe, the lender has to agree to accept less, and that can take weeks or months. We will tell you honestly whether a cash sale works for your numbers. If it doesn't, we will point you to a free HUD-approved counselor who can explain your other options.
Does selling before foreclosure protect my credit?
Selling before the sale usually does less damage to your credit than a completed foreclosure. Payments you have already missed stay on your report, but a foreclosure entry is avoided because the loan is paid in full. A paid-off mortgage looks very different to future lenders than a foreclosure. How long the late payments affect your score depends on your full credit history.
Do I keep my equity?
Yes, any money left after your mortgage, missed payments and liens are paid off is yours. That is the main reason to sell before the auction, where prices are often lower and extra foreclosure costs are added to your debt. Because we pay standard closing costs and charge no commission, our offer is generally what goes toward your payoff and your equity.
Can you buy if I'm also behind on taxes or HOA dues?
Yes, we buy houses with unpaid property taxes, HOA dues and other liens. They are paid from the sale proceeds at closing, so you don't need to catch up first. The title company finds every lien on the property and gets exact payoff amounts. You see the full breakdown on the settlement statement before you sign, so there are no surprises at closing.
What do you need from me to start?
All we need to start is a phone call or the form on this page. After that, the most helpful items are your latest mortgage statement, any foreclosure notice showing the sale date, and your lender's contact details. With your permission, our title company requests the payoff letter directly. You don't need to clean, repair or empty the house before we make an offer.
Can I sell if I've already filed bankruptcy?
Yes, but you will usually need permission from the bankruptcy court or trustee. Filing pauses the foreclosure through the automatic stay, and the house becomes part of the bankruptcy estate. Your attorney files a motion to sell with our signed contract attached, and we close once the court approves. Read our page on selling a house during bankruptcy for details.
Get Your Cash Offer Before the Sale Date
Tell us your sale date today and get a written cash offer within 24 hours.
Prefer to talk to the owner? Call Ed's cell at (301) 518-8000.
