How we buy
We buy Houston-metro houses from you. We are the purchaser, not your agent. If you want to sell, this is the path. If you want to keep the house, this is the wrong site.
The best file is the one that starts before the clerk packet: behind on the note, in default, in loss mit, or already listed as a short sale in Katy, Sugar Land, Richmond, Missouri City, and the rest of Fort Bend. Once it is posted, the calendar is running. Sell a house in foreclosure.
The name is a brand, not a county fence. Harris, Fort Bend, Montgomery, Brazoria, Galveston, Waller, and the surrounding metro counties.
Three ways a purchase can look
Cash
If the numbers work, we buy for cash. You are the seller. We (or our entity) are the buyer. Close on a purchase, not a rescue.
Short sale
If you owe more than the house will sell for, the lender has to approve a payoff below the balance and release the lien. Title is still yours until we close. We negotiate our price with the servicer because we are the buyer on the contract. We do not buy “from the bank” unless the bank already owns the house. That is REO, a different deal.
A deficiency waiver or relocation money, if any, is the lender’s call. We can ask. We cannot promise it. Why they might take less — and why they often will not: will the lender approve a short sale.
If the servicer wants the house listed, a listing agent lists it. We stay the disclosed buyer. We do not list a house we intend to buy.
Subject-to
Only if that structure is actually on the table and you understand the loan can stay in your name and the lender can accelerate. Not the default path for a posted sale. Not a deed this week. Not help.
Call before the clerk packet
Most purchases we actually close never waited for a Fort Bend clerk posting. The owner still has title. The servicer is already in the file. That is the window.
- Behind on the mortgage. Missed payments, not yet posted. Cash if the payoff works. A short sale if you owe more than it will sell for.
- In default. The lender has accelerated or sent the notice. You are still the seller. Waiting for “review” is how the date arrives.
- In loss mit. A modification, forbearance, or short-sale package with the servicer does not pause a Texas sale date by itself. If you want to sell, we buy; we do not run your workout.
- Listed as a short sale. A realtor can list it if the servicer requires an MLS listing. We stay the disclosed buyer. We do not list a house we intend to buy.
Sugar Land, Katy, Richmond, Rosenberg, Missouri City, Fresno, Fulshear, Stafford. Same purchase. Same rule: we are the buyer, not your agent.
The Fort Bend clerk archive is the public record of what got posted. Use it if you buy here. If your house is heading onto that list, talk about selling now.
People also land here from behind on the mortgage, a default or acceleration letter, a notice of sale, a house that will not cover the loan, a whether the lender will take a short payoff, a denied modification, or looking for a short sale buyer.
How a file runs
- You want to sell. Tell us what is going on with the house: the loan, any notices, condition, who lives there.
- We look at the house and the loan. The offer follows the numbers, not a script.
- We make a written purchase offer. You are the seller. We are the buyer.
- If a short payoff is required, we take the file to the servicer as the buyer and negotiate our price. We do not represent you.
- If we assign the contract later, we are still the buyer on the paper until the assignee closes. Assignment is a file-by-file bank term, not the default public pitch.
- Close. You convey title. We or the assignee take title.
What we do not do
We are not your agent, lawyer, or HUD counselor. We do not stop a foreclosure sale. We do not complete a short sale “for you” as your person. We do not promise the sale will not happen.
If you want to keep the house, start with who to call for free help at Houston Foreclosure Help.