The Texas Foreclosure Timeline & Options Checklist

Free help, anytime: call or text 817-204-5273. During the day, you'll usually hear back within minutes.

1. Find where you are on the clock

Day 1 - you miss a payment. Late fees start, but nothing is filed. Call your lender or a trusted advisor now - this is when you have the most options.
Day 45+. Your servicer must assign someone to your file and tell you about workout options in writing. Read that letter - it lists real programs.
~Day 120. Federal law blocks foreclosure until you're 120 days behind. After that, the lender can start the Texas process.
Notice of Default. You get at least 20 days to catch up (reinstate). The letter states the exact amount. This is a hard deadline - but a beatable one.
Notice of Sale. Posted at the courthouse and mailed to you at least 21 days before the auction. Most real solutions get put in place in this window.
First Tuesday of the month. Foreclosure auctions in every Texas county happen this one day, at the county courthouse. Until it happens, you still have moves.

2. Know every option on the table

Reinstatement. Pay the past-due amount (not the full loan) and the foreclosure stops. Usually available until shortly before the sale.
Loan modification. The lender changes your rate, term, or balance to make payments workable. Takes weeks - start early.
Forbearance / repayment plan. A temporary pause or catch-up plan when your hardship is short-term.
Sell before the auction. Keep your equity, avoid a foreclosure on your record, and choose your own move-out date.
Short sale. If you owe more than the home is worth, the lender may accept the sale price and forgive the rest.
Bankruptcy (a pause, not a fix). Stops the sale immediately but impacts credit for 7-10 years. Talk to an attorney before choosing this.

See your number first. SellToXHome.com (selltoxhome.com) is X Home's home-buying side - a written cash offer within 24 hours, no fees or repairs, closing in as little as a week. Free and no-obligation; offers reflect speed and certainty and are typically below full retail value. If selling isn't your best move, we'll tell you.

3. Ask your lender these five questions

What is the exact amount to reinstate my loan, and by what date?
Has my loan been accelerated? Can that be undone if I catch up?
What loss-mitigation programs is my loan actually eligible for?
Is a foreclosure sale date scheduled? What date exactly?
Will you postpone the sale while my workout application is under review?

Walk in prepared. Loss Mit Check (lossmitcheck.com) is a free, independent educational tool built on the publicly published program guidelines for Fannie Mae conventional, FHA, and VA loans. It can give you a rough estimate of what your loan may be eligible for before you call. Estimates only - not advice or an approval; your servicer makes the final decision.

4. Watch for these scam red flags

Anyone charging an upfront fee to "save" your home - that's illegal.
Anyone telling you to stop paying your lender or to pay them instead.
Anyone asking you to sign over your deed or title.
Anyone pressuring you to sign papers you don't understand.

Stuck on any box above?

That's exactly what the free call is for. Call or text 817-204-5273, or book a time that suits you. No pressure, no obligation, no fees - ever.

Book a free call Call or text 817-204-5273

X Home is not a law firm, government agency, or lender, and this checklist is general information - not legal advice. X Home does not guarantee that any foreclosure can be stopped, delayed, or modified. Deadlines summarize typical Texas timelines; your loan documents and notices control your exact dates.