How we help with a foreclosure sale
We look at the house, sheriff’s-sale notice, and mortgage payoff with you. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You get a written offer and written terms before you commit, and we close through a title company.
No fees. No agent commissions when you sell to us. When you sell to us, we pay the closing costs.
Which sale are you facing?
Mortgage foreclosure
An Indiana mortgage foreclosure is a court case about the home loan and may lead to a sheriff’s sale. Before the sale, you can redeem by paying the full judgment, interest, and costs through the clerk or sheriff, depending on the stage of the case. Paying only overdue installments is not enough to redeem.Indiana Code § 32-29-7-7 explains redemption before a sheriff’s sale →
Hamilton County property-tax sale
A property-tax sale is a separate county process from a mortgage foreclosure, with its own notices and timing. If you’re not sure which notice you have, call us — we’ll sort it out with you.
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.
What happens next
- 1. Talk through the notice and timing. Call us or use the form. We’ll look at the sale date and payoff with you.
- 2. Review the written offer and terms. You get both before you commit.
- 3. Work through title and payoff details. We work with a title company as the sale moves toward closing.
Close as fast as 7 days when title and closing details allow.
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.
Hamilton County sale information
Hamilton County provides information about mortgage sheriff’s sales and the separate Real Property Tax Sale. We can look at your notice with you and talk through its timing.
Questions and contact
Estimate possible sale proceeds with the Westfield home-sale net proceeds calculator →
Questions about foreclosure in Westfield, Indiana
Can I sell my Westfield house before a sheriff’s sale?
Indiana mortgage foreclosures go through court. You may still have time to sell before the sheriff's sale if the sale can close and resolve the debt in time. Before the sale, you can redeem by paying the full judgment, interest, and costs through the clerk or sheriff, depending on the stage of the case; paying only overdue installments is not the same. Call us and we'll look at the notice, payoff, and timing with you.
Is a Hamilton County tax sale the same as a mortgage foreclosure?
No. A mortgage foreclosure is a court case about the home loan and may lead to a sheriff’s sale. Hamilton County’s Real Property Tax Sale is a separate process for unpaid property taxes, with its own notices and timing. Not sure which notice you have? Call us — we’ll sort it out with you.
What if the mortgage payoff is more than my Westfield house is worth?
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.
We answer 24/7 at 888-274-5006.
What our sellers say
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“I was four months behind on my mortgage and the notices were stacking up. I didn't even know I could sell and still come out with money. USA Home Buyers explained the whole thing, the offer was fair, and we closed before things got worse. Huge weight off my shoulders.”