How we help with a foreclosure sale
If a foreclosure sale is scheduled, tell us the date right away so we can try to close before it.
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.
When you sell to us, we pay the closing costs, including Maryland's state transfer tax, recordation tax and any applicable county transfer tax.
No agent commissions when you sell to us. No fees.
We work with the title company to get the mortgage payoff and work through the closing details with you.
Mortgage foreclosure and tax sales have different dates
A Maryland mortgage foreclosure sale happens under a power-of-sale or assent-to-decree clause in your loan papers. An individual acting for the lender conducts the sale, and you must receive at least 10 days' notice.
The lender must mail a notice of intent to foreclose at least 45 days before filing and cannot file until 90 days after default. If you live in the home, you can generally request foreclosure mediation within 25 days after service of the lender's final loss-mitigation affidavit. You can catch up the loan through one business day before the sale.
If you live in the home and are at least 60 days behind, Maryland lets you cancel a contract to sell within five days after signing. A deed or other document affecting title cannot be recorded during those five days.
After the auction, the Circuit Court must ratify the sale before it is final. You have 30 days after notice of the report of sale to file exceptions.
A Carroll County tax sale is separate from a mortgage foreclosure. It concerns unpaid property taxes and has its own notice and sale date. If you have a tax-sale notice, call us and we'll sort out which timeline applies.
Maryland notice, filing, mediation, and cure rules · Foreclosure sale and court ratification · Maryland residence-in-default rule · Five-day contract cancellation rule · Maryland mortgage foreclosure overview
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
Call or use the form. We'll talk through the house, notice, sale date, and payoff with you.
You get a written offer and written terms before you commit, and we close through a title company.
If you choose to move forward, we work with the title company to review title, request payoff information, and coordinate 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.
Carroll County tax-sale information
Carroll County Collections/Taxes handles real-property tax collection and local tax-sale information. For Circuit Court and Land Records office information, use the County Clerk's page.
Carroll County Collections/Taxes → · Carroll County Circuit Court Clerk →
Compare possible sale proceeds
Compare what might remain after selling costs and your mortgage payoff with the Westminster home-sale net-proceeds calculator →
Questions and contact
Call 888-274-5006 with questions about the notice, payoff, or sale timing.
Questions about selling before foreclosure in Westminster, MD
Can I sell my Westminster house before a mortgage foreclosure sale?
Yes. Often, you can sell if the mortgage can be paid off at closing before the sale. If a foreclosure sale is scheduled, tell us the date right away so we can try to close before it.
Is a Carroll County tax sale the same as a mortgage foreclosure?
No. A mortgage foreclosure concerns the home loan. A Carroll County tax sale concerns unpaid property taxes and has its own notice and sale date. The County Collections/Taxes office handles local tax-sale information.
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.
Can I cancel a sale contract after signing if I live in the house?
If you live in the house and are at least 60 days behind, Maryland law lets you cancel a contract to sell within five days after signing. A deed or other document affecting title cannot be recorded during those five days.
When is a Maryland foreclosure sale final?
The Circuit Court must ratify the sale before it is final. You have 30 days after notice of the report of sale to file exceptions.
How quickly could a sale close?
Close as fast as 7 days when title and closing details allow.
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.”
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.