Behind on payments — Alameda County
Behind on payments?
Sell before the sale date.
If you can’t catch up, selling before the sale date pays off the loan at closing and leaves you with whatever equity is left, instead of risking it at auction.
About a minute · No obligation · Or call (510) 706-7203
What to know
You likely have more time and more options than it feels like.
Falling behind on a mortgage is more common than people admit, and it usually starts with something outside your control: a job loss, a medical bill, a divorce, a payment that jumped. The letters get scarier each month, and it’s tempting to stop opening them. Don’t. In California there are several steps between a missed payment and a sale, and each one is a chance to act.
Selling is one way out, and it isn’t the only one. Here’s how the process works, what your options are, and where a cash sale fits.
How foreclosure works in California
Most California home loans are secured by a deed of trust, so lenders usually foreclose without going to court. Federal rules generally bar a servicer from starting until you’re more than 120 days behind, and California requires the servicer to contact you about alternatives, or make a real effort to, at least 30 days before it records a Notice of Default.
After the Notice of Default, the lender has to wait about three months before recording a Notice of Trustee’s Sale, and the sale has to be at least 20 days after that notice, so at least three months and 20 days pass between the Notice of Default and the sale. Until five business days before the sale, you can reinstate the loan by paying what’s past due plus fees and costs.
Since 2025, California also gives owners who list with an agent more time: if you give the trustee a signed listing agreement with a licensed real estate broker at least five business days before the sale, the trustee has to postpone the sale at least 45 days, and a signed purchase contract delivered after that can earn one more 45-day postponement. Otherwise, sale dates are often moved, but don’t count on it.
Your options, honestly
Depending on your finances, you may be able to reinstate, set up a repayment plan, get a loan modification or, if you owe more than the house is worth, negotiate a short sale. A HUD-approved housing counselor can walk through these with you for free, and it’s worth calling one early.
If you have equity and can’t realistically catch up, selling usually beats waiting. A sale pays the loan off in full at closing, you avoid a foreclosure on your credit report (where it would stay for seven years), and the equity left after the payoff goes to you. Missed payments that were already reported will still show.
Where a cash sale fits
Timing is the hard part of selling in foreclosure. A traditional listing with showings, buyer financing and an appraisal can take two to three months, and a buyer whose loan falls through late can push you past the sale date. A cash offer doesn’t depend on a lender. Once title is clear we can close in as little as 3 days, and the title company orders the payoff from your servicer so the lender is paid directly at closing.
Your rights when you sell to an investor
California’s Home Equity Sales Contract Act protects homeowners who live in a house in foreclosure and sell it to an investor. The contract has to be in writing with specific notices, and you can cancel until midnight of the fifth business day after you sign, or until 8 a.m. on the day of the trustee’s sale, whichever comes first.
Be wary of anyone who asks for money up front, wants you to sign over your deed before closing, or promises to “save” your home for a fee. Legitimate help from a housing counselor is free.
Behind on property taxes instead?
Unpaid property taxes follow a different clock. A tax bill that’s still unpaid on June 30 becomes tax-defaulted, penalties and interest keep adding up, and after five years in default the county gains the power to sell a home at auction. The county offers installment plans for back taxes, and if you sell, the back taxes are paid from the proceeds at closing, like a mortgage.
General information about California rules as of October 2026, not legal, tax or financial advice. Laws change and every situation is different, so check the details with an attorney, CPA or housing counselor.
How it works
Facing foreclosure: how the sale works.
Tell us the dates
If you’ve received a Notice of Default or a Notice of Trustee’s Sale, share the dates. They set the timeline for everything else.
Get a written cash offer
Usually within 24 hours. You’ll see what the sale would pay off and roughly what you’d walk away with.
Title orders the payoff
The title company requests a payoff statement from your servicer and checks for other liens, so there are no surprises at closing.
Close before the auction
In as little as 3 days once title is clear. The lender is paid directly and the rest goes to you.
Why sell to us
A direct cash sale vs. listing with an agent
| Feature | EZ Home Offer | Listing with an agent |
|---|---|---|
| Commissions & fees | None | Often around 5% of the price |
| Repairs & cleaning | None, sell as-is | Often required |
| Showings & open houses | None | Many |
| Time to close | As little as 3 days | Often 60–90+ days |
| Closing date | You choose | Buyer’s schedule |
| Financing fall-through | Low risk, cash offer | Common |
Common questions
Facing foreclosure: your questions, answered.
Can I sell my house after a Notice of Default is recorded?
Yes. You own the house until the trustee’s sale, and you can sell it any time before then. The loan is paid off from the sale at closing.
Will I get any money from the sale?
If the house is worth more than everything owed on it, yes. The loan, missed payments, fees and any other liens are paid at closing, and the difference is paid to you. Your written offer shows the numbers.
How close to the sale date can you buy?
It depends on title, liens and how quickly paperwork moves, so the earlier you reach out, the more options you have. Once title is clear we can close in as little as 3 days. If the date is close, a housing counselor or attorney can tell you whether you qualify for a postponement.
What if I owe more than the house is worth?
Then a regular sale can’t cover the loan, and the lender would have to approve a short sale. A HUD-approved housing counselor can help you weigh a short sale, a loan modification and your other options.
Do I have to pay anything up front?
No. We never charge sellers a fee. Be wary of anyone who asks for money before doing anything to help with a foreclosure.
How do you determine your offer?
We look at the property’s condition, the repairs it needs, and recent comparable sales nearby. We walk you through how we got to the number, with no pressure to accept.
Are there any fees or commissions?
No. You won’t pay agent commissions or pay us any fees. We cover typical closing costs, so the offer you accept is what you can expect to walk away with, minus any existing liens or mortgage payoff.
Are you real estate agents?
No. We’re real estate investors, not licensed agents or brokers, and we don’t list homes. We may buy your property directly or assign our purchase contract to another investor buyer. We’ll always tell you exactly how the deal is structured.
Other situations
Whatever’s going on, we can help.
- Inherited houseHow it works →
- DivorceHow it works →
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- Major repairsHow it works →
- Vacant houseHow it works →
- Code violationsHow it works →
- RelocatingHow it works →
- DownsizingHow it works →
- Assisted livingHow it works →
- Hoarder houseHow it works →
- Selling as-isHow it works →
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