Billings, MT › Foreclosure
Our agreement of sale will often get a trustee's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think.
In Montana, you may be able to sell before a foreclosure sale if the sale closes in time and the required payoff and title work can be completed. USA Home Buyers buys houses in Billings and Yellowstone County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Call 888-274-5006We'll give you a written cash offer within 24 hours.
Takes 2 minutes. No obligation.
Tell us the Billings address, what your notice says, the sale date, and any current payoff information you have. We review the house as-is and work toward a closing through a title company.
Our agreement of sale will often get a trustee's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think.
Written offer and written terms before you commit; title-company closing. If you decide to proceed, the title company reviews title and payoff details, and we work with the trustee on the postponement request.
Many Montana home loans on 40 acres or less use a trust indenture. That can let a lender use a trustee’s sale rather than first filing a court foreclosure. The notice, cure, and sale rules below apply to that process; a lender may instead foreclose in court.
A trust-indenture sale has no right of redemption afterward. In a court foreclosure, the owner generally has up to one year after the sale to redeem. The route on your own papers matters.
A sale notice for unpaid property taxes is separate from a lender’s mortgage foreclosure. It has its own notice and deadlines, so do not use the mortgage trustee-sale timeline or assume a mortgage postponement changes a tax-sale date.
Follow the date and instructions on the tax notice and contact the office named there. The county property-tax search below is for account information, not a sale calendar.
For a trust-indenture sale, the sale must be at least 120 days after the notice is recorded. Notice must also be mailed at least 120 days ahead, published for three weeks, and posted on the property at least 20 days before the sale. Check the date and delivery details on your own notice instead of treating these periods as one countdown for every kind of foreclosure.
Before the trustee’s sale, you can generally cure a missed-payment default by paying the amount in default plus allowed costs and fees. Principal that becomes due only because of acceleration is excluded; principal already due at maturity still must be paid.
The trustee sells at public auction. Outside a bankruptcy or court stay, the trustee can postpone by announcement for up to 15 days. A trust-indenture sale has no redemption afterward, unlike the general redemption period after a court foreclosure. Confirm the current date with the trustee named in your notice.
Montana law: MCA §71-1-304 (trust indentures and court foreclosure), §71-1-312 (cure), §71-1-313 (sale timing), §71-1-315 (notice, auction, postponement), and §71-1-318 (trustee’s deed and redemption). For court-sale redemption, see §71-1-228 and §25-13-802.
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
A current lender payoff and title information help show what the sale would need to cover. We can review those details as part of the offer and closing work.
Call or use the form with the Billings address, the date on the notice, and what you know about the payoff.
Written offer and written terms before you commit; title-company closing. You can read the terms before deciding whether to move forward.
If you choose to proceed, the title company checks title and payoff information, including liens and back taxes. You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront. Your mortgage and share of current property taxes are separate items for the title company to review.
Confirm the current trustee’s sale date with the trustee named in the notice. If your paperwork is for a court foreclosure or tax sale, follow that case’s or notice’s separate dates and instructions.
When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes are separate payoff or allocation items, not part of that closing-cost promise.
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
The Yellowstone County Recorder’s official records search can help you check county-recorded documents. A trustee-sale notice is recorded, but this records search is not a live sale calendar; confirm the date with the trustee on your notice.
For property-tax account information, use the Yellowstone County Treasurer’s property-tax search. It does not replace a tax-sale notice. Follow any tax-sale date and instructions in the notice and contact the office named there; tax-sale deadlines are separate from mortgage-foreclosure deadlines.
Use the Billings home-sale net proceeds calculator to compare possible sale proceeds. It is a planning estimate, not a property-specific offer.
Read seller reviews on the Billings reviews page.
Our agreement of sale will often get a trustee's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think. A sale may still be possible if it closes before the trustee’s sale and the required payoff and title work can be completed.
Our agreement of sale will often get a trustee's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think. Confirm the current date with the trustee named in your notice before relying on a change.
For many home loans on 40 acres or less secured by a trust indenture, the sale must be at least 120 days after the notice is recorded. The notice must be mailed at least 120 days ahead, published for three weeks, and posted on the property at least 20 days before the sale. Before the sale, you can generally cure a payment default by paying the amount in default plus allowed costs and fees. Check your own notice and confirm the sale date with the trustee.
No. A lender’s mortgage foreclosure and a sale related to unpaid property taxes are separate processes with separate notices and deadlines. Do not apply the mortgage trustee-sale timeline or postponement request to a tax-sale notice; follow the date and instructions on that notice and contact the office named there.
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before. A current lender payoff and title information help show what a sale would need to cover.
You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront. Your mortgage payoff and share of current property taxes are separate items for the title company to review.
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Call USA Home Buyers at 888-274-5006 or use the form to talk through the house and the notice you received.
We'll give you a written cash offer within 24 hours.
Takes 2 minutes. No obligation.