If you’re behind on your mortgage, start with the numbers.
Most people in this situation are getting advice from everyone and clear information from no one. This page is the clear information. There’s a calculator below that shows you exactly what a sale would leave you with — no name, no phone number, nothing sent to us. Use it before you talk to anyone, including us.
Or tell us what’s going on
Using this page does not stop a foreclosure and does not obligate you to sell anything.
Three ways this goes
You keep the house.
Your servicer has options that don’t involve selling: reinstatement, a repayment plan, forbearance, a modification. Whether you qualify depends on your loan, your income, and how far behind you are. This starts with a phone call to your servicer and a free HUD-approved housing counselor. We are not part of that process and we don’t earn anything from it.
You sell before the sale date.
Selling isn’t the only way out of a foreclosure, but it’s the one that keeps whatever equity you have left in your hands — an auction rarely bids past what’s owed. Selling on your own terms means you control the timing, and anything left after the payoff is yours instead of gone. That can be a traditional listing if you have time, or a direct cash purchase if you don’t. This is the part we do.
You’re not sure yet.
That’s the most common answer and it’s a fine place to start. Run the numbers first. What a sale would actually leave you with tends to make the decision clearer than any advice will.
What we do, plainly
We’re a real estate investment company. Based in Texas, we buy residential property in growth locations all across the U.S. — premium lots, dated homes, and distressed properties that need more work than the last owner could put into them. We’re not a law firm, a lender, or a government program, and we’re not a foreclosure rescue service.
When we buy, we buy for our own account or we put the property under contract and assign that contract to another buyer, often a builder or developer we already work with. Either way we expect to make money on the transaction, and you should assume that when you’re reading our offer. That’s not a confession; it’s just how you should evaluate anyone who offers to buy your house.
What that means for you in practice:
- Speed. We can close without a lender, which is the only reason a purchase is worth discussing when there’s a sale date on the calendar.
- We cover closing costs at no cost to you. Title, settlement, recording, and transfer taxes come out of our side, not yours. There’s no agent commission either, because there’s no agent. The prorated property taxes through your closing date are still yours; the title company will show that on the settlement statement.
- We’ll put the arithmetic in writing before you decide anything — the offer, the payoff, what’s left.
- We’ll tell you when selling to us is the wrong answer. It often is.
See what a sale would actually leave you
Enter what you know — estimates are fine. It shows where the sale price goes, in the order it gets paid at closing, and what’s left for you afterward. Nothing is submitted and nothing is stored.
One thing worth doing first: call your servicer and ask for a written payoff quote. It’s free, and it’s almost always higher than the balance on your statement, because it includes the missed payments, late fees, and attorney or trustee fees. Most people’s math is wrong by several thousand dollars until they have that number.
Run Your Numbers
What we can’t do
We can’t stop a foreclosure. Nobody who tells you they can is being straight with you. A sale can be postponed by your servicer, made moot by a closing that pays off the loan first, affected by a bankruptcy filing, or halted by a court order. Those are decisions made by servicers, courts, and attorneys — not by us.
We can’t give you legal advice. If you think you were misled, weren’t credited for payments, never got the required notices, or were still under review for assistance when the foreclosure moved forward, that’s a question for an attorney licensed in your state, and it’s worth asking soon.
We won’t ask you to sign a deed before closing, send your mortgage payments to us, stop paying your servicer, or pay us a fee up front. If anyone asks you for any of those, stop talking to them. Those are the standard warning signs of a foreclosure relief scam.
We won’t pressure you. No expiring offers, no same-day deadlines. The real deadline is already on your calendar and we’re not going to invent a second one.
Where you’ll go next
This is the question that stops most people, and it usually isn’t the one they ask out loud. It’s not should I sell — it’s where do I sleep in three weeks, and how do I pay a deposit with money I don’t have yet.
That gap is real. Deposits and first month’s rent are due before closing. Your money arrives at closing. Plenty of people let a house go to auction not because selling was the wrong call, but because the timing of moving out felt impossible. So we build the transition into the deal instead of leaving you to solve it alone.
You don’t have to move out on closing day.
We write a post-closing occupancy period into the contract, typically [14–30] days, so you move after you’ve been paid, not before. It’s in the signed agreement, not a handshake. That single change is what makes the sequence work: close, get funded, then move with cash in hand.
Money set aside for the move, at closing.
We can structure a relocation credit into the transaction so there’s cash earmarked for movers, a deposit, first month’s rent, utility hookups, or storage. It comes out of the deal, not out of your pocket, and you’ll see it on the settlement statement as its own line, not buried in the price.
Introductions to people who can actually help you rent.
A foreclosure on your credit will fail the automated screening at most large apartment complexes. That’s not a reflection on you; it’s software. What works is private landlords and small property managers who make their own decisions, so those are the people we’ll point you toward — leasing agents and property managers in your area who work with tenants whose credit took a hit, plus movers and storage if you need them.
We are not paid for these introductions and we don’t take a referral fee. You’ll get a short list, not one name, and who you call is up to you. We can’t promise any landlord will approve you — that’s their decision, not ours.
One practical thing that helps more than people expect: your estimated settlement statement is proof of funds. A private landlord who won’t accept a credit score will often accept a document showing money is coming and when. Ask us for it early and use it.
Tell us what’s going on
Five questions. We’ll come back with either a number or an honest reason we’re not the right fit, usually within [X hours].
Your name
Phone
Property address
Scheduled sale date, if you have one
What you’d like to happen
Keep the house Sell and keep what’s left Get out with as little damage as possible I don’t know yet
Send this
Sending this doesn’t obligate you to anything and doesn’t create a legal or agency relationship. We’ll ask before sharing your information with anyone.
Free help that isn’t us
Two things you can do today at no cost, whether or not you ever talk to us:
Your mortgage servicer. The number is on your statement. Ask specifically about loss mitigation options and whether the sale can be postponed while an application is reviewed.
A HUD-approved housing counselor. Free, and they don’t sell anything. 800-569-4287, or hud.gov/findacounselor.
If your sale date is inside two weeks, do both today, and call a foreclosure attorney in your state as well.
North American Home Buyers, LLC is a real estate investment company. We are not a law firm, a government agency, a mortgage servicer, or a HUD-approved housing counseling agency. Nothing on this page is legal, tax, credit, or financial advice, and no attorney-client, agency, or fiduciary relationship is created by contacting us or submitting information.
Contacting us does not stop a foreclosure sale. Continue communicating directly with your mortgage servicer.
If we enter into a contract to purchase a property, we may assign our interest in that contract to another buyer, and we may earn a profit on the purchase or a subsequent sale. Any offer should be independently reviewed before you accept it.