Start by calling your loan servicer's loss-mitigation department. Reinstatement (paying the arrears), a repayment plan, forbearance, and loan modification are all real paths that keep you in the home, and servicers are generally required to review a complete application.
If keeping the home is not realistic, selling before the foreclosure sale usually protects more of your equity and does less damage to your credit than letting it complete. Even a modest amount of equity is worth more in your pocket than surrendered at auction.
Arkansas commonly uses a non-judicial process that can move faster than people expect once it begins. That is why timing matters. If you have a sale date, tell us the date on the first call and we will tell you honestly whether we can close in time.
We are not credit counselors or attorneys, and we will never tell you that selling is your only option. Sometimes the right advice is to call a HUD-approved housing counselor first. We will say so.
When owners typically call us about this
- Behind on payments and unsure who to call
- Received a notice of default or a scheduled sale date
- Payment became unaffordable after a job or health change
- Equity you'd rather keep than lose at auction
Questions about this
- Can you buy a house that's already in foreclosure?
- Often yes, as long as we can close before the sale date and the payoff works. Share the sale date early so we can be realistic with you.
- What if I owe more than the house is worth?
- Then a straight sale may not clear the loan. A short sale or a servicer workout may fit better, and we'll point you toward those instead of wasting your time.
Titan Property Investors is a private real estate investor, not a law firm, brokerage, or financial advisor. This page is general information about Arkansas property situations and is not legal, tax, or financial advice.