Your options, explained

Every situation is different. Here are the most common paths for St. Louis homeowners facing foreclosure.

Cash Offer

Keep home: No

Sell your home quickly for cash. No repairs, no showings, no waiting. Close in as little as 10–14 days and walk away with equity in your pocket.

Timeline

10–14 days to close

Best for

  • Homeowners with equity who need to move fast
  • Properties that need significant repairs
  • Situations where time is running out

Loan Modification

Keep home: Yes

Work with your lender to change the terms of your mortgage. This could mean a lower interest rate, extended loan term, or deferred payments to reduce your monthly obligation.

Timeline

30–90 days for lender decision

Best for

  • Homeowners who want to stay in their home
  • Those with steady income who fell behind temporarily
  • When the hardship was a one-time event

Forbearance

Keep home: Yes

A temporary pause or reduction in mortgage payments. Your lender agrees to let you catch up over time without starting foreclosure proceedings.

Timeline

3–6 months typical forbearance period

Best for

  • Short-term financial hardship (job loss, medical event)
  • Homeowners expecting income to return
  • Those who need breathing room to get back on track

Short Sale

Keep home: No

Sell your home for less than the mortgage balance with your lender’s approval. It’s better for your credit than foreclosure and lets you start fresh.

Timeline

60–120 days for lender approval + sale

Best for

  • Homeowners who owe more than the home is worth
  • Those who can’t qualify for a loan modification
  • When selling on the open market isn’t viable

Subject-To

Keep home: No

A creative deal structure where we take over your mortgage payments while you transfer the property. Your credit is protected, the foreclosure stops, and you move on.

Timeline

14–30 days to close

Best for

  • Homeowners with little equity but good mortgage terms
  • Those who want to protect their credit score
  • Situations where traditional options don’t fit

Deed-in-Lieu

Keep home: No

Voluntarily transfer your property to the lender in exchange for release from the mortgage debt. It avoids the formal foreclosure process and is typically better for your credit.

Timeline

30–60 days for lender approval

Best for

  • Homeowners who can’t sell the home (no equity, poor condition)
  • When a short sale isn’t approved
  • Those who want a clean break without foreclosure on record

Bankruptcy (Chapter 7 & 13)

Keep home: Yes

Filing triggers an automatic stay that immediately halts foreclosure. Chapter 13 creates a 3–5 year repayment plan to catch up on arrears while keeping your home. Chapter 7 provides temporary relief but won’t address mortgage debt long-term.

Timeline

Automatic stay is immediate; Chapter 13 plan spans 3–5 years

Best for

  • Homeowners with regular income who want to keep their home (Ch. 13)
  • Those who need immediate relief from foreclosure proceedings
  • Situations with multiple debts beyond the mortgage