X Home · stoptexasforeclosures.com

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.

3. Ask your lender these five questions

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

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.

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.