Identify the document and lien
Keep every page and envelope; confirm the loan, servicer, trustee, reference number, property, and type of process.
For Bexar County homeowners facing mortgage default or a possible sale date
Map every milestone. Keep every viable path moving.
Turn loan letters, servicer responses, and public notices into a verified timeline, complete assistance file, money-gap calculation, and equity-protection plan.
Free No account or contact information Private on this device
Who made this site?
Bexar County Home Buyers, a private home-buying company. The tools are free and do not send us your answers. Discussing a possible purchase is a separate choice.
Start here
Which situation sounds most like yours?
You do not need to know the professional term. Choose the closest statement.
The basics
Do the right work in a clear order.
Verify the real date
Use the filed notice and confirm the date, time, place, and any postponement directly. A verbal promise does not control.
Require written application status
Ask what is missing, where to deliver it, whether the file is complete, and how the decision will arrive.
Request current figures
Obtain reinstatement and payoff figures, good-through dates, payee, payment method, and delivery cutoff in writing.
Calculate conservative equity
Subtract liens, transaction costs, repairs, concessions, and time from a supportable value range.
Work in parallel
Keep assistance, funding, housing, title, and a realistic sale path moving until a controlling result is confirmed in writing.
Control 01 · source-based milestone map
Track what happened—not what “usually” happens.
Enter a date only from the named source. This map does not validate service, calculate a legal deadline, prove federal-rule coverage or postpone a sale.
Control 02 · assistance completeness room
“I sent it” is not the same as “the servicer has a complete application.”
Use the servicer’s current checklist and written responses. Federal protections are coverage-, timing-, completeness- and history-dependent.
Borrower + authority
Government ID, signed authorizations, borrower/successor/co-owner/probate/divorce/bankruptcy/military facts.
Income
Current pay, benefit, pension, self-employment, contribution and other required income proof.
Bank + assets
All requested statements, explanations for transfers/deposits and reserve/asset documentation.
Expenses + hardship
Complete household budget, hardship explanation, occupancy and anticipated-change evidence.
Loan + notices
Loan number, servicer, investor/insurer question, statement, payment history and every notice.
Property obligations
Taxes, insurance, HOA, other liens, utilities, code matters, lease and property condition.
Submission proof
Portal/fax/mail receipts, page counts, file names, dates, representative and reference numbers.
Servicer response
Acknowledgment, written completeness/missing-items result, evaluation, offer/denial and appeal terms.
Control 03 · servicer and trustee chronology
A call is not a result until the record says what changed.
Log exact language. Ask for written confirmation and never treat “under review” as a cancelled sale.
Ask plainly:Is a foreclosure sale currently scheduled?What exact date, time and trustee?What is required for a complete assistance application?What is the current reinstatement and payoff request process?Where will written confirmation appear?
Control 04 · reinstatement gap
Separate the quote from the money plan.
Enter a dated written quote if available. This rough organizer cannot calculate the lender’s amount or establish a right to reinstate.
Control 05 · equity and exit worksheet
Market value is not protected equity. A sale price is not time.
Use conservative, documented inputs and price the path on the real sale clock. This worksheet does not calculate exemptions, taxes, liens, bankruptcy effects or surplus rights.
Control 07 · parallel resolution board
Do not wait for one path to fail before opening the next.
“Active” means a named person is working it with a required proof—not that the path is approved or will finish before sale.
Sale-clock urgency gate
Do not spend the last days discovering what is missing.
Decision safety gate
Urgent does not mean unverified.
Foreclosure scam shield
Urgency is real. Manufactured secrecy is a warning.
Next steps
One thing at a time.
What to do
- Save notices, envelopes, and communications.
- Confirm the servicer and sale date through verified channels.
- Contact a HUD-approved housing counselor.
What to do
- Prepare income, expenses, taxes, insurance, and the hardship explanation.
- Request the servicer's current checklist.
- Log every submission, receipt, missing item, and decision.
What to do
- Compare the cure gap, assistance, and real funding.
- Confirm title, payoffs, and conservative net equity.
- Do not close a path until the result controlling the sale is documented.
Official sources
Go to the agency responsible.
Rules and accounts change. These links open the official source.
Texas Property Code Chapter 51Official statute governing many deed-of-trust salesCFPB foreclosure helpOfficial guidance on servicers, applications, counseling, and scamsHUD-approved counselor searchOfficial housing counseling; foreclosure-prevention counseling is freeBexar County foreclosure mapCurrent official auction map and documentsBexar County public-record searchLand, foreclosure, plat, and public-notice records
Safety comes first.
An application, partial payment, call, complaint, listing, contract, or promise may not stop a sale. Use the actual notice as the clock. Confirm controlling action in writing with the servicer or trustee and obtain immediate legal help for disputed dates or rights.
Common questions
Clear answers to get started.
Confirm dates, rights, and requirements with the responsible agency or qualified professional.
What does pre-foreclosure mean in Texas?
It is a practical label, not one legal stage. Identify the actual loan, lien, document, process, and date.
Does applying for help stop the sale?
Not automatically. Coverage, timing, completeness, prior reviews, and other facts matter. Request written confirmation.
Does listing the house stop foreclosure?
No. Buyer interest, a contract, or a future closing does not by itself postpone a trustee sale.
What is the difference between reinstatement and payoff?
Reinstatement generally cures a specified default while leaving the loan in place; payoff satisfies the debt according to the quote. Request both in writing.
Can bankruptcy help?
It can create an automatic stay in some cases, but eligibility, timing, prior cases, and feasibility require immediate bankruptcy-law advice.
Where can I find free help?
Use the verified servicer and a HUD-approved housing counseling agency. Consult qualified legal counsel or legal aid about rights and deadlines.
Next step
Verify the clock. Complete the file. Keep the viable paths moving in parallel.
Use the free tool first. If you later want to discuss selling the property in its current condition, that conversation is optional and separate.