Your options if you’re behind
Start by calling your loan servicer and a HUD-approved housing counselor (the counseling is free). Common options include a repayment plan, forbearance, a loan modification, reinstating the loan by paying what is past due, a short sale if you owe more than the home is worth, or selling the house while you still have equity.
Selling is not the right answer for everyone. But if you have equity and can’t realistically catch up, selling before a foreclosure sale may let you keep that equity and avoid a foreclosure on your credit report.
How foreclosure generally works in Arizona
Most Arizona home loans use a deed of trust, which lets the lender foreclose through a non-judicial trustee sale instead of a lawsuit. After the trustee records a Notice of Trustee’s Sale, Arizona law requires at least about 90 days before the sale can happen. In many cases you can still reinstate the loan by paying the past-due amount and fees up until the day before the sale.
A realistic timeline
If a trustee sale date is already set, time matters. A cash sale can often close faster than a traditional listing because there is no buyer financing or appraisal to wait on. We will ask for your sale date up front and tell you honestly whether we can close before it. If we can’t, we’ll say so.
Documents that help
Your most recent mortgage statement, any letters from your servicer or the trustee, the Notice of Trustee’s Sale if you received one, and information on any second mortgage, HOA balance or other liens.
How a cash sale works if you’re behind
We review the property and your payoff, then make a written offer. If you accept, a local title company orders the payoff from your lender, and the loan, past-due amounts and fees are paid from the sale at closing. Any remaining equity goes to you.
When a cash sale may not be your best fit
If a loan modification or repayment plan would let you keep a home you want to keep, that is usually worth pursuing first. If you owe more than the house is worth, a short sale or other lender program may be a better path. A housing counselor can help you compare these.
Common questions
Can I sell my house after a Notice of Trustee’s Sale is recorded?
Generally yes. Many homeowners sell before the sale date. The sale must close and the lender must be paid before the trustee sale happens, so share your sale date with us right away.
Will selling stop the foreclosure?
If the sale closes and the loan is paid off before the trustee sale, the foreclosure ends because the debt is paid. Coordinate closely with your servicer and the title company.
Do I have to pay to talk with you?
No. Our offers and conversations are free and there is no obligation.
Where can I get free foreclosure advice?
HUD lists approved housing counseling agencies that offer free or low-cost help. Search for HUD-approved housing counselors in Arizona.
Free guide: Facing foreclosure in Arizona?
Our Seller Resource Guide explains the Arizona trustee’s sale timeline, your options, free HUD-approved counseling, how to spot rescue scams, and property-tax liens. Download the PDF guide
This page is general information, not legal, tax or financial advice. USA Home Help LLC is a real estate investment company, not a law firm or a licensed real estate brokerage. Talk to an Arizona attorney, tax professional or HUD-approved housing counselor about your specific situation.