Behind on payments or facing foreclosure

A fast sale can stop the clock

Falling behind happens to careful people. A fast sale is one way through it, and the earlier we talk, the more room you have to choose.

What facing foreclosure in Arkansas usually looks like

Missed payments pile up quietly, and the letters that follow are written to be scary. But a foreclosure takes time to complete, and while it is pending you still own the house and you still have choices.

Selling for cash is one of them. A sale that closes before the auction date pays off what you owe, and if the offer is more than your loan balance, the difference is yours at closing.

How we handle it

Speed that matters

A cash sale that closes in less than 10 days can resolve the situation before it gets worse. No financing means no lender delays.

The numbers, in the open

We walk you through the offer next to what you owe, so you can see exactly what you would walk away with.

No fees taken out

There are no service fees and we cover the typical closing costs, meaning the title work. The offer we make is the cash you receive.

How foreclosure works in Arkansas

Foreclosure in Arkansas follows steps written into state and federal law. Knowing the steps helps you see where you are and what choices you still have. Here is the order things happen in.

Missed payments and first contact

Federal servicing rules set the earliest deadlines. Your servicer must try to reach you by the 36th day you are behind, and mail you a written notice about your options by the 45th day. In most cases it cannot make the first foreclosure filing until your loan is more than 120 days behind.
Two paths under Arkansas law

Arkansas allows foreclosure through the courts, and foreclosure without a court, which the law calls statutory foreclosure. The no-court path is only open when the lender is a mortgage company, a bank, or a savings and loan. Arkansas law reads a power of sale into every recorded mortgage, so both kinds of paper work much the same.
Papers the lender must mail first

Before a statutory foreclosure starts, the lender has to mail you a package at least 10 days ahead. It includes a copy of your note, the mortgage or deed of trust, information about modification and forbearance programs, and a payment history showing the date of default.
The recorded notice and the 60 days

The lender records a notice of default and intention to sell with the county. Arkansas law requires at least 60 days to pass after that recording before a sale can be held. A copy goes to you within 30 days of recording, by certified and first class mail, and to junior lienholders. It must name the default and give the time, date, and place of sale.
Publication and the sale

The notice runs in a newspaper once a week for four straight weeks, and the last run can be no more than 10 days before the sale. It is also posted at the county courthouse and through an internet notice service. The sale is held between 9:00 a.m. and 4:00 p.m., not on a weekend or legal holiday, at the property or at the courthouse front door. No bid under two thirds of the whole debt due that day can be accepted.
After the sale

In a statutory foreclosure the sale ends all rights of redemption, and the deed goes to the buyer within 10 days. A court foreclosure is different. Arkansas law there gives you one year from the sale to redeem by paying the sale price plus interest and costs, unless that right was waived in the mortgage or deed of trust.

What you can do

You usually have more than one option, and selling is only one of them. Which ones fit depends on your money, your time, and what you want to happen to the house. Here are the common ones, including the ones that have nothing to do with us.

Reinstate the loan

Arkansas law lets you cure the default any time after the notice of default is recorded and before the sale. You pay the amount then due plus costs and fees, not the whole accelerated balance, and the loan goes back in force. The catch is cash, and it does not fix a payment you cannot make next month.

Work with your servicer and a free counselor

Ask your servicer in writing about modification, forbearance, or a repayment plan. Under federal rules, a complete application that arrives more than 37 days before a scheduled sale blocks the sale while it is reviewed. HUD counseling is free. The Arkansas Homeowner Assistance Program is closed and its funds are all paid out.

Sell on the open market

A traditional sale often brings the most money, and any surplus above what you owe is yours. It also takes the most time: repairs, showings, a buyer with financing, and a closing that has to happen before the sale date.

Talk to a lawyer

Arkansas law is strict about timing. Most claims and defenses have to be raised before the sale. The exceptions are fraud and the lender's failure to strictly comply with the law, and that second one has to be raised within 30 days of the sale. A 2025 Arkansas law also lets you recover reasonable attorney's fees if a court sets a sale aside on those grounds.

Sell to us for cash

We make a guaranteed cash offer within 24 hours and can close in less than 10 days. No showings, no repairs, and you sell as-is. The honest tradeoff is price, since a cash sale is priced for speed and certainty. It is an ordinary purchase with a written contract and a normal closing, not a rescue plan that takes your deed.

If you want to keep the house, selling is not your only option. A HUD approved housing counselor is free and can walk you through loan workouts. If selling is the right move, we can be fast.

Same promise as every house we buy.

A guaranteed cash offer within 24 hours. No repairs, no showings, no fees. Close in less than 10 days, or on your timeline. See the whole process.

Get my cash offer

Questions sellers ask us

How long does foreclosure take in Arkansas?

There is no single number, and the law sets floors rather than a schedule. The servicer usually cannot file until you are more than 120 days behind, at least 60 days must pass after the notice of default is recorded, and the notice runs for four weeks.

Can I still sell my house after a notice of default is filed?

Yes. A notice of default does not take your ownership. You can sell any time before the sale, as long as the payoff clears the loan and other liens and the closing happens first. If the sale is postponed more than 30 days past the scheduled date, Arkansas law requires the notice steps to be done over.

Do I get a year to buy my house back after a foreclosure sale?

Only after a court foreclosure, and only for one year. After a statutory foreclosure with no court, Arkansas law says the sale terminates all rights of redemption. After a judicial foreclosure you have one year from the sale to redeem by paying the sale price plus interest and costs, but the mortgage or deed of trust can waive that right. Have a lawyer read your papers.

Can the lender still come after me for the rest of the debt?

It can, and the rules differ by path. After a statutory foreclosure, a money judgment for the balance may be sought within 12 months, capped by a formula using the fair market value at the sale date and the price it sold for. After a court foreclosure, if the property does not bring enough, Arkansas law allows execution against you as on an ordinary judgment.

What happens to money left over after the sale?

In a statutory foreclosure, proceeds pay the costs of sale, then the debt owed, then recorded junior liens by priority. Any surplus goes to the former owner or whoever is entitled to it. If you think there was a surplus, ask for the accounting in writing.

How do I spot a foreclosure rescue scam?

The Arkansas Attorney General warns about outfits that claim a government tie, guarantee they can stop a foreclosure, or ask you to sign your deed over with a promise to sell it back. Collecting a fee before the full service is delivered violates Arkansas law. Never send mortgage payments to anyone but your servicer. You can report a scam to the Arkansas Securities Department.

What if I am behind on payments or facing foreclosure?

Talk to us as early as you can. A cash sale that closes in less than 10 days can resolve the situation before it gets worse. We have helped many sellers in exactly this spot.

How fast will I get my offer?

We call you with a guaranteed cash offer within 24 hours of getting your property details.

Is the offer really guaranteed?

Yes. You get a written cash offer with no financing contingency. If you accept it, that is the amount you are paid at closing.

We buy houses for cash, we are not attorneys, and nothing here is legal advice, so have a lawyer review anything specific to your loan and your papers.

Go deeper

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Prefer to talk now? Call (501) 251-9330.