We've Helped Hundreds of Homeowners Avoid Foreclosure
If you're behind on mortgage payments and facing foreclosure, you're not alone - and you still have options. Since 2009, we've helped hundreds of homeowners in Phoenix, Seattle, and Spokane stop foreclosure, protect their credit, and move forward with their lives.
The key is acting quickly. Foreclosure moves fast once it starts, but selling your house for cash can stop the process in its tracks. Here's what you need to know.
Understanding Foreclosure Timelines
Arizona (Phoenix) Foreclosure Timeline
Arizona uses a non-judicial foreclosure process, meaning your lender doesn't need to go to court. Here's the typical timeline:
- Day 1: You miss your first mortgage payment
- Day 30-90: Lender contacts you about missed payments, may offer loan modification
- Day 90: Lender records a Notice of Trustee Sale with Maricopa County
- Day 91-120: You have 90 days from the Notice to catch up on payments or sell
- Day 120: Foreclosure sale/auction occurs if not resolved
Bottom line: From first missed payment to foreclosure sale is typically 90-120 days in Arizona. Once the Notice of Trustee Sale is recorded, you have a firm 90-day deadline to act.
⏰ Phoenix homeowners: If you're within 30 days of your foreclosure sale date, contact us immediately. We can close in 5-7 days.
Washington (Seattle & Spokane) Foreclosure Timeline
Washington State also uses non-judicial foreclosure but has additional protections under the Foreclosure Fairness Act:
- Day 1: First missed mortgage payment
- Day 30: Lender must send Notice of Pre-Foreclosure Options
- Day 30-120: Mandatory 90-day pre-foreclosure mediation period (if you request it)
- Day 120: Notice of Trustee Sale is recorded with King County or Spokane County
- Day 120-240: 120-day period before foreclosure sale
- Day 240: Foreclosure auction occurs
Bottom line: Washington's timeline is 120-150 days or longer if you pursue mediation. The Foreclosure Fairness Act gives you more time but also creates more complexity - selling for cash is often simpler and faster.
Why Selling for Cash Stops Foreclosure
When you accept our cash offer and we close on your house, the proceeds pay off your mortgage immediately. This stops the foreclosure process completely because the lender gets paid. Here's what happens:
- You accept our cash offer (typically within 24 hours of contact)
- We open escrow with a local title company immediately
- Title company contacts your lender to get exact payoff amount
- We close fast (as quick as 5-7 days for urgent foreclosures)
- Your mortgage is paid off at closing, foreclosure stops
- If there's equity, you receive cash for the difference
The foreclosure is halted before it completes, which means it never appears on your credit report as a completed foreclosure. This protects your credit score significantly.
Case Study: Phoenix Foreclosure Stopped in 14 Days
The Situation: Maria R. in Chandler was 3 months behind on her $285,000 mortgage. Her foreclosure sale was scheduled for June 15th - just 14 days away. Her house needed $35,000 in repairs (broken AC, roof damage, pool issues).
Our Solution: We visited her property on June 1st, made a $240,000 cash offer on June 2nd (she accepted), opened escrow immediately, and closed on June 12th - 3 days before her foreclosure sale.
The Result: Maria's $285,000 mortgage was paid off, foreclosure was stopped, and she walked away with $8,000 cash after all costs. Her credit was protected from a foreclosure record.
"I thought I was going to lose everything. C&D stepped in and saved me. I can't believe they closed in 11 days." - Maria R., Chandler, AZ
What If I Owe More Than My House Is Worth?
Being "underwater" on your mortgage is common, especially if property values have dropped or you bought recently. If you owe more than your house's current value, we can often negotiate a short sale with your lender.
How short sales work:
- We assess your home's current market value
- We contact your lender with a cash offer
- We negotiate with the lender to accept less than the full loan balance
- The lender agrees (they prefer this over foreclosure costs)
- We close, the lender is paid, and you typically owe nothing additional
Short sales take longer than standard cash sales (30-60 days vs 7-14 days) because we need lender approval. But they're still much faster than foreclosure and protect your credit better.
Foreclosure vs. Cash Sale: Credit Impact Comparison
| Factor | Foreclosure | Cash Sale |
|---|---|---|
| Credit Score Drop | 250-300 points | 0-50 points (just from missed payments) |
| Credit Report Duration | 7 years | Foreclosure never recorded |
| Future Mortgage Eligibility | 3-7 years waiting period | Immediate (with good credit) |
| Emotional Stress | Extreme - public auction, eviction | Minimal - clean exit |
| Timeline | 90-150 days of uncertainty | 7-14 days to resolution |
| Potential Cash | $0 (lose all equity) | Receive any equity remaining |
Our Foreclosure Prevention Process
Contact Us Immediately
Call (425) 524-3887 or fill out our contact form. Tell us about your foreclosure timeline and property condition. We respond within 1 hour for urgent situations.
Property Assessment
We'll visit your property (or do a virtual assessment if you're out of state). We assess condition, research comps, and determine current market value - even if repairs are needed.
Cash Offer Within 24 Hours
You'll receive a no-obligation cash offer within 24 hours. We'll show you exactly how we calculated it and explain how much will pay off your mortgage vs. what you'll receive.
Fast Closing
Accept our offer and we open escrow immediately. For urgent foreclosures, we can close in 5-7 days. Your mortgage is paid off, foreclosure stops, and you receive any remaining funds.
Common Foreclosure Situations We Handle
Job Loss or Income Reduction
Lost your job or had your hours cut? We understand. Sell your house quickly before foreclosure damages your credit, then move to affordable housing.
Medical Debt & Expenses
Medical bills piling up while you're behind on mortgage? Stop the foreclosure, sell for cash, and use the proceeds to start fresh without the mortgage burden.
Divorce & Foreclosure
Going through divorce while facing foreclosure? We can buy the house quickly, pay off the mortgage, split any remaining equity, and help both parties move on.
Inherited Property in Foreclosure
Inherited a house with mortgage payments you can't afford? We'll buy it before foreclosure affects the estate, handle all the paperwork, and work with your attorney.
Underwater Mortgages
Owe more than your house is worth? We negotiate short sales with lenders, often getting you out of debt entirely while stopping foreclosure.
Failed Loan Modifications
Tried to modify your loan with the bank but got denied? Don't wait for foreclosure - sell for cash and move forward with a clean slate.
Why Choose C&D Wholesale for Foreclosure Help
- 15+ Years Experience: We've helped hundreds of homeowners avoid foreclosure since 2009
- Licensed & Trusted: We're legitimate real estate investors with a proven track record
- Compassionate Approach: We understand foreclosure is stressful and emotional - we're here to help, not judge
- Lender Negotiation: Extensive experience negotiating with banks, handling short sales, and resolving complex situations
- Fast Closings: Close in as little as 5-7 days for urgent foreclosures
- No Fees Ever: Zero commissions, zero closing costs - you pay nothing
- Local Expertise: Offices in Phoenix, Seattle, and Spokane with deep local market knowledge
Frequently Asked Questions About Stopping Foreclosure
How long does the foreclosure process take in Arizona?
Arizona uses a non-judicial foreclosure process that typically takes 90-120 days from the first missed payment to foreclosure sale. The lender must send a Notice of Trustee Sale 90 days before the auction. However, you can stop foreclosure by selling your house for cash before the sale date.
How long does foreclosure take in Washington State?
Washington also uses non-judicial foreclosure, taking approximately 120-150 days. The process includes a 30-day Notice of Default, followed by a 90-day pre-foreclosure mediation period under the Foreclosure Fairness Act, then a Notice of Trustee Sale at least 120 days before auction.
Can I sell my house and stop foreclosure even if the sale is scheduled?
Yes! You can sell your house and stop foreclosure up until the actual foreclosure auction. We've helped homeowners sell as late as 5 days before the scheduled sale. The key is acting quickly - contact us immediately for a cash offer.
Will selling my house in foreclosure hurt my credit?
Selling before the foreclosure completes is much better for your credit than letting the foreclosure finish. A completed foreclosure stays on your credit report for 7 years and drops your score 250-300 points. Selling before that prevents the foreclosure from being recorded.
What if I owe more than my house is worth?
If you're underwater on your mortgage, we can often negotiate a short sale with your lender. We have experience working with banks to accept less than the full loan balance, allowing you to avoid foreclosure and potentially walk away without owing money.