The gap between "this month is tight" and "there's a foreclosure date" is usually months long, and almost everything useful happens early in that window. The most expensive mistake homeowners make is waiting — not because waiting is lazy, but because it's uncomfortable to make the call, and the discomfort compounds.
Call your servicer before you miss a payment
Your servicer is whoever you send the payment to. Call them the moment you know a payment is going to be a problem, not after. Loss mitigation options — forbearance, repayment plans, loan modification — take time to process, and the menu is widest before you're in default.
Keep a written record of every call: date, time, who you spoke with, what they said. Follow up in writing. Servicers change hands and staff turn over; your notes are what carry the history.
Talk to a HUD-approved housing counselor
This is free, and it is the single most useful call most people make. Counselors don't earn a commission on your decision, they know the programs, and they'll tell you which options are realistic for your numbers. Find one through the CFPB's directory.
Do this before you talk to anyone who is selling you something — including us.
Know how fast Texas moves
Most Texas mortgages are foreclosed non-judicially, meaning no lawsuit is required. Chapter 51 of the Texas Property Code governs the notices a lender must give, and foreclosure sales are conducted on the first Tuesday of the month. Compared with states requiring a court process, the timeline can be short. The specific deadlines that apply to you depend on your loan documents and your situation, so don't rely on a general article — including this one — for your dates.
Look at the whole payment, not just the loan
In Texas, a large share of the monthly payment is often property tax and insurance rather than principal and interest. Two things are worth checking:
- Are your exemptions in place? If you occupy the home as your primary residence and haven't filed for a homestead exemption, you may be paying more tax than you owe. Over-65 and disability exemptions exist as well. Check with the appraisal district.
- Have you protested your appraised value? There's an annual process and a deadline. It's free to file.
- Have you re-shopped insurance? Premiums in this market move a lot. A payment that jumped may be an escrow adjustment rather than a rate change.
None of this fixes a lost income. It can meaningfully lower a payment that became unaffordable because of escrow, which is a common story here.
Mistakes that make it worse
- Not opening the mail. Notices carry deadlines. Missing them removes options.
- Paying a stranger to "stop the foreclosure." Up-front fees for foreclosure rescue are a well-documented scam pattern. Counseling is free.
- Signing the deed over outside of a title company. No legitimate buyer needs you to do this. Real transactions close at title with an independent third party.
- Making payments to someone other than your servicer because they promised to handle it. Your loan doesn't care about their promise.
- Abandoning the house. Leaving early usually creates insurance, security and liability problems, and doesn't stop the debt.
- Assuming you have no equity. Many people are surprised. Check before you conclude that selling isn't an option.
When selling is the answer
If the income change is permanent and the numbers don't work at any payment, selling before a foreclosure sale generally preserves whatever equity exists — equity you would otherwise lose. If the house is in good shape and you have a few months, list it. If it needs work, or the clock is short, a cash sale closes fast enough to matter.
We'll tell you honestly whether an offer from us actually solves your problem. If you owe more than we can pay, that's a short-sale or counseling conversation, not a sale to us, and we'll say so.
More detail on the process is on our foreclosure page. If a sale date is already posted, call 713-588-5152 rather than emailing. Nothing here is legal or financial advice.