If you've received a Notice of Default or you're behind on mortgage payments in San Antonio, the most important thing to know is this: you have more time and more options than you think. Here's a clear-eyed look at what's available.
How Texas Foreclosure Works
Texas is a non-judicial foreclosure state, which means lenders can foreclose without going through the courts — but they still have to follow a defined process. After a Notice of Default, Texas law requires a minimum 20-day cure period before a Notice of Sale can be filed. The Notice of Sale must be posted at least 21 days before the foreclosure auction date. Foreclosure sales in Texas happen on the first Tuesday of each month.
This means from the time you receive a Notice of Default, you typically have 6–8 weeks before a foreclosure sale — sometimes longer depending on the lender's timeline.
Option 1: Reinstatement
If you can come up with the total amount past due — including missed payments, late fees, and lender costs — you can reinstate the loan and keep the property. This is the cleanest outcome if you have access to the funds.
Option 2: Loan Modification or Forbearance
Contact your servicer directly and ask about loss mitigation options. Many lenders have programs to modify loan terms, defer payments, or set up a repayment plan. This process takes time, so start it as early as possible.
Option 3: Short Sale
If you owe more than the property is worth, a short sale — selling the property for less than the outstanding mortgage balance with lender approval — can be an option. It takes longer than a cash sale and requires lender cooperation, but it avoids a foreclosure on your record.
Option 4: Cash Sale Before Foreclosure
If you have equity in the property — meaning it's worth more than you owe — a cash sale before the foreclosure date is often the best outcome. You pay off the mortgage at closing, avoid the foreclosure on your credit record, and walk away with whatever equity remains. We can close in as little as 7–14 days, which is often enough time to act before a scheduled sale date.
What We Can Do
We work with San Antonio homeowners in pre-foreclosure situations regularly. We move fast, we're direct about what we can offer, and we treat every situation with the seriousness it deserves. Reach out today — Todd responds personally within 24–48 hours, and time matters in these situations.