San Antonio · Austin · Corpus Christi
Facing foreclosure in Texas? Know your options.
A missed sale date is not the only ending. Understand how the Texas process works and the paths a homeowner can take — including selling the home before the sale date.
How foreclosure works in Texas
Most Texas home loans use a deed of trust with a "power of sale" clause, which means foreclosure here is usually non-judicial — it does not go through a courtroom. When a borrower falls behind, the lender can direct its trustee to begin the process. The key public step is the Notice of Trustee's Sale, which is filed with the county clerk and must be posted and mailed at least 21 days before the sale. Foreclosure sales in Texas are generally held on the first Tuesday of the month, at a location designated by the county.
Because the timeline runs on the calendar rather than through a court docket, the notice date and the sale date are what matter most. That is also why so many people searching for foreclosure help in Texas are really asking a timing question: how much time is left, and what can be done before the sale? Understanding those two dates is the first step toward any decision.
The Notice of Trustee's Sale
Filed with the county clerk at least 21 days ahead, then posted and mailed. It names the sale date, time, and place — the clock starts here.
First Tuesday sales
Texas foreclosure sales are typically scheduled for the first Tuesday of the month, so a sale date usually falls on that calendar spot.
The options a homeowner has
The ways people commonly work through a pre-foreclosure situation fall into a few buckets. What fits you depends on your loan, your equity, and how much time is left before the sale date.
Reinstate or work it out with your lender
If you can pay the past-due amount, reinstating the loan can stop the process. Many servicers also offer repayment plans or other arrangements. This is a conversation to have directly with your own lender or servicer — they are the only ones who can change your loan.
Sell the home before the sale date
This is often the most practical way to sell a house before foreclosure and protect your equity. If the home sells for more than what is owed, the difference is generally yours; selling also avoids the credit damage of a completed foreclosure. The trick is closing in time — a cash purchase can move far faster than a financed one.
List quickly with a licensed agent
If there is enough runway, going on the market can reach buyers who may pay more than a cash number. Mike can list the home and push for the fastest realistic contract — but only you and your timeline can decide whether there is time.
How Mike can help
Mike Garza is a licensed Texas real estate agent who works with homeowners in difficult situations. If you are trying to avoid foreclosure and want a clean exit, he can buy the home directly for cash and aim to close before your sale date, or list it if there is enough time. Either way, the loan is paid off at closing and you keep whatever equity is left after that. He does not promise to negotiate with your lender or change your loan — that is your servicer's role, not ours — and he charges no upfront fees to review your options.
The single best thing you can do is act early. The earlier you know your sale date and your equity position, the more choices stay open. If you also owe back taxes, see our page on behind on property taxes, and when you are ready, get your options.
Related pages
This is general information, not legal or financial advice. For anything about your specific loan, contact your lender, servicer, or a qualified Texas attorney.