Questions About Selling a House in Omaha, NE

Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Tell us what needs work when you ask about a cash offer; you do not have to finish repairs or cleanout first.

Nebraska charges documentary stamp tax when a deed transfers real estate. When you sell to us, we pay the closing costs, including Nebraska's documentary stamp tax. Your mortgage, liens, back taxes, and share of current property taxes are separate.

We give written cash offers in 24 hours. That is the offer timing, not a property-specific closing date. You receive a written offer and written terms before you commit, and closing is through a title company.

Often, yes, if you can close before the foreclosure sale. First check whether the loan is secured by a trust deed or a mortgage; the process and deadlines differ.

With a trust deed, the trustee records a notice of default with the county register of deeds. For one month after that notice is recorded, you can generally cure a payment default before the loan's original maturity by paying what is due plus allowed costs and fees. Principal due only because of acceleration is excluded; principal already due at maturity is not. Certain farm properties have two months. A later cure before the sale can involve different allowed costs and fees.

After at least one month—or two months for the specified farm properties—the trustee can publish a notice of trustee’s sale once a week for five weeks. The last notice must be 10 to 30 days before the sale, and a copy must be mailed at least 20 days before it. The trustee sells at a public auction and can postpone the sale by announcing it at the sale. There is no right to buy the house back after a trustee’s sale.

With a mortgage, 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 covered residential mortgages, 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. You can redeem by paying the court judgment, interest, and costs before the court confirms the sale. If the auction buyer is not the lender, the statute also requires interest on that buyer’s purchase price.

If you live in the house and foreclosure has started, Nebraska generally lets you cancel a contract to sell to a business buyer when the contract qualifies under the Nebraska Foreclosure Protection Act. The deadline is generally midnight of the third business day after signing, or noon on the last business day before the sale, whichever comes first. That cancellation right does not apply if you first agree to the purchase on or after that noon deadline.

If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.

Yes. You can call before you have everything figured out. Start with the property address, what you know about its condition and who lives there, and any date on a notice. A deed, loan notice, court paper, or estate document can help answer the next question, but you do not need every paper in hand before calling.