Request a cash offer on your Orange County house

Every option, honestly explained

Options often include the following. Which ones are realistic depends on your equity, income, timeline, and where you are in the process. None of these is guaranteed to be available to you.

1. Reinstate the loan. Pay the past-due amount plus fees in one lump sum to bring the loan current. In California you generally may reinstate up to 5 business days before the trustee's sale. Consequence of doing it: foreclosure stops and you keep the home and its equity.
2. Loan modification (through your servicer). Your servicer may be able to change the rate, term, or principal to make payments affordable. Ask your servicer for a "loss mitigation application." While a complete application is under review, California's Homeowner Bill of Rights generally restricts "dual tracking" toward sale.
3. Forbearance (through your servicer). A temporary pause or reduction in payments. The missed amounts are still owed later — ask how they will be repaid (lump sum, repayment plan, or deferral) before agreeing.
4. Refinance (through a lender of your choosing). If you have strong equity and can document income, a new loan may be able to pay off the delinquent one. Harder once a Notice of Default is recorded; get pre-approved with your lender to learn if it is realistic. We do not offer or arrange loans.
5. Sell traditionally (listed sale). With ~50 days as the county's median time on market, a listed sale usually nets the most money — if the timeline allows. Proceeds pay off the loan, arrears, and costs; remaining equity is yours.
6. Sell fast / cash offer. A shorter, as-is sale to an investor buyer, often closing in 1–3 weeks. Expect a price below full market value in exchange for speed and certainty. Always compare against a listed sale net sheet before accepting.
7. Short sale. If you owe more than the home is worth, the lender may agree to accept less than the balance. Requires lender approval and can take months; may carry tax consequences — ask a CPA.
8. Deed-in-lieu of foreclosure. You voluntarily transfer the home to the lender to avoid the foreclosure process. Usually a last resort; it forfeits any equity and needs lender consent.
9. Bankruptcy consultation (with an attorney). Filing Chapter 13 can impose an automatic stay that pauses a trustee's sale and allows arrears to be repaid over time. Serious long-term consequences; only an attorney can advise you.
10. Doing nothing. The sale proceeds on the statutory timeline. Equity above the debt may be returned to you as surplus after the auction, but you lose control of price, timing, and the credit impact is severe.