How we can work toward a sale
USA Home Buyers buys houses as-is in Hastings and Adams County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Tell us the address and the date on your notice; we review the house and talk through the payoff, title, and timing facts that may affect whether a sale can close before then.
You receive a written offer and written terms before you commit. If you choose to proceed, a title company handles closing. The required lender, court, title, and sale steps still have to be completed in time.
When you sell to us, we pay the closing costs, including Nebraska's documentary stamp tax. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate items.
First, identify which sale is involved
A Nebraska home loan may be secured by a trust deed or a mortgage. A trust deed can lead to a trustee's sale without a court case; a mortgage foreclosure goes through court and a sheriff or court-appointed officer conducts the sale. A county tax-sale notice is a separate process. Do not apply the mortgage or trust-deed deadlines below to a tax-sale notice; use that notice's own date and instructions.
If you are not sure which process the paperwork describes, compare the sender, document title, and case or notice number, then confirm with the contact on the notice or a Nebraska attorney. The property's address alone does not tell you which deadline applies.
If your loan uses a trust deed
A lender can use the nonjudicial trustee-sale process. After the trustee records a notice of default with the county Register of Deeds, you generally have one month to cure a payment default that happens before the loan's original maturity. Certain farm properties have two months. To cure, you generally pay the amount due plus allowed costs and fees. Principal due only because of acceleration is excluded; principal already due at maturity is not. A later cure before the sale can have different allowed costs and fees. See Neb. Rev. Stat. § 76-1006 and § 76-1012.
- After the initial one- or two-month period, the trustee may publish the sale notice once a week for five weeks. The last notice must be 10 to 30 days before the sale.
- The trustee must mail you a copy at least 20 days before the sale. The sale is a public auction; the trustee can postpone it by announcing the postponement at the sale.
- After a trustee's sale, Nebraska law does not give you a right to redeem the house. Do not assume an offer or request to cure changes a scheduled sale date.
If the lender filed a mortgage foreclosure
The lender must go to court, and a sheriff or court-appointed officer holds the sale. Within 20 days after the court's decree, you can file a written request to delay the sale. The delay can be nine months. For residential mortgages covered by the statute, it is three months if the original final payment was more than 20 years after the foreclosure complaint was filed, or six months if it was more than 10 but no more than 20 years after filing. See Neb. Rev. Stat. § 25-1506.
You can redeem before the court confirms the sale by paying the judgment, interest, and costs. If someone other than the plaintiff buys at auction, the statute also requires interest on that buyer's purchase price. See Neb. Rev. Stat. § 25-1530. Check the actual court record and notices for your case.
A cancellation window may apply to a home-sale contract
If you live in the house and foreclosure has started, the Nebraska Foreclosure Protection Act may let you cancel a covered contract to sell to a business buyer. For a covered contract, the general deadline is midnight of the third business day after signing or noon on the last business day before the sale, whichever comes first. The Act gives no cancellation right if you first agree to the purchase on or after that noon deadline. See Neb. Rev. Stat. § 76-2706, § 76-2712, and § 76-2721.
If the payoff is the problem
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
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. Those amounts are separate from the closing costs we pay.
What happens next
- Contact us with the address and the date on your notice or court papers.
- We review the property and work through the facts needed for a written offer.
- You receive a written offer and written terms before you commit.
- If you choose to proceed, a title company works through the title and payoff details and handles closing. The required lender, court, title, and sale steps still have to be completed in time.
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.
Adams County records and property-tax information
Nebraska's trust-deed process records a notice of default with the county Register of Deeds. The Adams County office page is a local starting point for land-record context; it does not replace the notice, court file, or advice about a particular deadline. For a property-tax notice, use the tax information and date on that notice rather than a mortgage-foreclosure timeline.
Compare possible proceeds
Compare a written offer and its terms with what a listing could leave after its costs, your mortgage payoff, liens, back taxes, and your share of current property taxes. The net-proceeds calculator uses estimates, not a property-specific offer or closing result.
Open the Hastings home-sale net proceeds calculator →Nebraska statutes referenced
- Neb. Rev. Stat. § 76-1006 — recording notice of default and initial waiting period
- § 76-1007 — publication of trustee-sale notice
- § 76-1008 — mailing notice of trustee sale
- § 76-1009 — public auction and postponement
- § 76-1010 — trustee deed and no post-sale redemption
- § 76-1012 — reinstatement after notice of default
- § 25-1506 — request to delay a court-ordered sale
- § 25-1530 — redemption before court confirmation
- § 76-2706 — definition of an equity purchaser
- § 76-2712 — residence in foreclosure
- § 76-2721 — homeowner cancellation right
Questions and contact
You can call now, even if you are still checking the notice or payoff. Call 888-274-5006 or send the property address through the form. USA Home Buyers buys houses as-is in Hastings and Adams County; We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Frequently asked foreclosure questions
Can I sell my Hastings house before foreclosure?
Often, yes, if the required payoff, title work, and closing can be completed before the sale. If a trustee's sale is scheduled, tell us the date right away so we can try to close before it. A sale offer does not itself change a court or trustee sale date.
What is the difference between a Nebraska trust-deed sale and a mortgage foreclosure?
A trust deed can be foreclosed through a trustee sale without first going to court. A mortgage foreclosure goes through court, and a sheriff or court-appointed officer conducts the sale. The notices and deadlines differ, so use the papers for your own property.
How much time do I have to cure a Nebraska trust-deed default?
For a payment default before the loan original maturity, you generally have one month after the notice of default is recorded to cure by paying what is due plus allowed costs and fees; certain farm properties have two months. Principal due only because of acceleration is excluded, but principal already due at maturity is not. A later cure before sale can involve different allowed costs and fees.
Can I cancel a contract to sell my home during foreclosure?
If you live in the house, foreclosure has started, and the contract with a business buyer is covered by the Nebraska Foreclosure Protection Act, you generally can cancel by midnight of the third business day after signing or noon on the last business day before the sale, whichever comes first. The Act does not give that cancellation right if you first agree to the purchase on or after that noon deadline.
Are a mortgage foreclosure and a property-tax sale the same?
No. The mortgage and trust-deed deadlines described here do not set deadlines for a tax-sale notice. Follow the date and instructions on the tax-sale notice and confirm them with the office named there or a Nebraska attorney.
What if the payoff is more than my house is worth?
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before. A lender decides what payoff it will accept for a particular property. The title and payoff details still need to be reviewed before you commit to a sale.
Testimonials are real, from our transactions, verified and approved by our attorneys.
What sellers say about USA Home Buyers
Ask about selling before the sale date
Call 888-274-5006 or send the address and the date on your notice. You can ask us to review the property even while you are sorting out the paperwork.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and the foreclosure or sale date shown on your papers.