Sell Before a Foreclosure Sale in Wilmington, DE

How We Help with a Wilmington Foreclosure

We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us — in Wilmington and New Castle County. You get a written offer and clear written terms before you commit. We review title, payoff, occupancy, and seller authority before setting the closing details, and we close through a title company. Close as fast as 7 days when title and closing details allow.

No fees. No agent commissions when you sell to us. When you sell to us, we pay the closing costs, including Delaware's state realty transfer tax and Wilmington's real property transfer tax. Your mortgage, liens, back taxes, and share of current property taxes are separate from that promise and are reviewed as part of the payoff.

What you may keep depends on the sale terms and amounts due. Use our Wilmington home-sale net proceeds calculator to compare an estimate for a cash sale with a listing.

Mortgage Foreclosure and Tax Sale Have Different Deadlines

Mortgage foreclosure in Delaware

For an owner-occupied home with one to four units, the lender normally must send a notice of intent to foreclose and wait 45 days before filing; exceptions apply in some cases. The notice explains how to catch up and lists housing counselors. Before judgment, the lender must also swear that it gave you a chance to apply for help, such as a loan change.

After you are served, a meeting through Delaware's Automatic Residential Mortgage Foreclosure Mediation Program is set for 45 to 75 days later. You must appear in person, meet with a HUD-approved housing counselor, and file a Certificate of Participation within 30 days. The court cannot enter judgment before the day after the scheduled mediation. If you do not answer the case, the court can enter judgment and order the house sold.

The sheriff posts sale notices at least 10 days before the auction and advertises the sale for two weeks in newspapers. The court must confirm the sale before the buyer gets a deed; after confirmation, there is no right to buy the house back. These steps are set out in the Delaware mortgage-foreclosure law and the law on notice of a sheriff's sale.

If the notice is about unpaid property taxes

A sale for unpaid property taxes follows a separate process, so the mortgage deadlines above do not set a tax-sale date. The New Castle County Sheriff's current sale information covers sheriff sales.

If the Mortgage Payoff Is Too High

Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.

What Happens Next

1. Tell us the sale date if one is set. Call or use the form.
2. We give you a written offer and clear written terms to review before you decide whether to commit.
3. We review title, payoff, occupancy, and seller authority with the title company so the closing details are clear.
4. If the timing works for your case, we work toward closing before the mortgage sheriff's sale.

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.