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Behind On Payments? You Have More Options Than The Letters Suggest.

If you're getting certified mail from your lender and postcards from strangers, here's the honest version: in Texas, foreclosure moves fast, but until the sale date the house is still yours and so are the decisions. James is a licensed Texas Realtor® who shows you what each path actually nets you, including the ones that don't involve us.

Get My Written Offer or call or text (512) 368-1487
Real homes we've renovated & sold Completed exterior of the McGregor renovation in South Austin
90+ real-estate transactions Active Austin investors Licensed Texas agent #831102 MODUS Real Estate

Your Real Options

Three paths. Silence picks the worst one for you.

1

Catch up or restructure with your lender.

If you can reinstate the loan or qualify for loss mitigation, that's often the cheapest path. Ask your lender about it before you sign anything with anyone, including us. If that's your best move, we'll say so.

2

Sell before the sale date.

If you have equity, selling protects it. A completed sale pays off the loan, and the foreclosure ends because the debt did. Cash as is when time is short, a listing when there's enough time and the numbers favor it. We show you both nets side by side.

3

Do nothing.

The sale happens, your equity is exposed to auction pricing, and the foreclosure follows your credit for years. We list this because it's what silence chooses for you.

The Clock

The Texas timeline, plainly.

Texas is one of the fastest foreclosure states. This is general information, not legal advice, and your loan documents control your case.

Notice of default

After you fall behind, the lender must send a notice of default giving you at least 20 days to catch up.

Notice of sale

Then a notice of sale at least 21 days before the auction. Certified mail, posted at the courthouse, filed with the county.

First Tuesday

Foreclosure auctions happen the first Tuesday of the month. Start to finish, a house can be gone within months of the first missed payment.

Until then, it's your house

Every option on this page stays open until the auction happens. The earlier you start, the more of them survive.

Only two things end a foreclosure

An agreement with your lender, or paying off the loan, which a completed sale does. Be careful with anyone who promises to "stop" it.

Verify us first

James is a licensed Texas agent, #831102, sponsored by MODUS Real Estate. Look him up on the TREC website before you ever pick up the phone.

Real Projects

Real homes. Real work. No stock photos.

These are houses this team actually bought, renovated, and sold in Austin. It matters here for one reason: when someone tells you a house needs $60,000 of work, you want that coming from people who have paid that bill themselves.

Completed exterior of the McGregor renovation in South Austin

2609 McGregor · South Austin

Leveled, re-roofed, rewired, replumbed. Bought as-is, closed July 2026.

Finished McGregor kitchen with gray cabinetry and stone counters

McGregor · Kitchen

Taken back to the studs and rebuilt.

Finished open living room at the McGregor project

McGregor · Living room

Reworked layout, new flooring throughout.

Finished primary bathroom with walk-in shower and double vanity

McGregor · Primary bath

Walk-in shower and a double vanity.

Completed exterior and backyard of the Westbury project in Georgetown

515 Westbury · Georgetown

Targeted fixes, not a teardown. Closed March 2026.

Finished Westbury kitchen with large island and updated fixtures

Westbury · Kitchen

New lighting, hardware and cabinet work.

Staged Westbury living room with fireplace and open layout

Westbury · Living room

Paint, flooring and staging.

Completed exterior of the Croftwood project in South Austin

7729 Croftwood · South Austin

Flooring, cabinetry, tile, tankless heater. Closed 2026.

Staged Croftwood living room with modern finishes

Croftwood · Living room

Move-in ready at handover.

James Konvalinka of Sell Smart Austin at a home entrance
James Konvalinka
Founder · Realtor® · Active Investor

I'm a licensed Realtor® in Texas and Wisconsin, and an active Austin investor. If you're behind on payments, everyone mailing you postcards wants something from you, and you have no way to know who's real. So verify me first. My Texas license is #831102 and you can look it up on the TREC website before you ever call. I'll walk the property myself, show you what the house is worth as is and listed, and tell you honestly if your best move is a call to your lender instead of a sale.

90+ Transactions · 15+ Home Renovations

James Konvalinka, Licensed Texas Sales Agent #831102, sponsored by MODUS Real Estate. Every conversation comes with full disclosure and no obligation.

Before You Reach Out

Straight answers to the usual questions.

Can a sale really close before my auction date?
Often yes, subject to title work and payoff timing, and the sooner you start the more options survive. If the date is days away, call us anyway; we'll tell you honestly what's still possible.
Will this stop the foreclosure?
Only two things end a foreclosure: an agreement with your lender or paying off the loan, which a completed sale does. Nobody can promise to “stop” it, and you should be careful with anyone who does.
What if I owe more than the house is worth?
Then a normal sale can't pay off the loan, and the honest paths are lender loss mitigation or a short sale with your lender's approval. We'll tell you which situation you're in for free.
Do I have to move out the day it sells?
Move-out timing is part of the contract, and we build it around your plan, not the other way around.
What does this cost?
Nothing to see your options. The offer is free, written, and yours to decline.

Start Here

One address. We take it from there.

Tell us where the property is and how to reach you. You don't need photos, a repair list, or your loan paperwork to start. James will go look at it and come back with a written number within 24 hours. No pressure and no obligation.

(512) 368-1487 Call or text us directly. Prefer texting? Send a text →

Get Your Written Offer

Start with the address. That's all we need for step one.

Step 1 of 2

Thanks. I'm on it.

Your address is in. I'll go look at the property and get you a written offer within 24 hours, usually sooner. Need me before that? Call or text (512) 368-1487.

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