The alternatives to foreclosure start with a straight answer.
Sometimes the answer is a free counselor, a county program or one phone call to your lender, and sometimes it's selling. We'll tell you which one we think it is, even when it isn't us.
- Free homeowner relief options first, including the ones that keep the house
- Zero fees. No commission, and we pay the closing costs
- A written cash offer in 24 hours, and you're free to say no
Get your free cash offer
Tell us where the house is. We'll call you back within one business day with a number, and you're free to say no.
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BBB A+
Accredited business
1,300+
Homes bought since 2016
7 days
Typical time to closing
As seen on
Zero fees
No commission, no closing costs on your side, no admin charge. The offer is the amount that reaches your account.
No repairs, no cleaning
We buy the house as it stands today. Leave the furniture, the garage, and the forty years of belongings.
No obligation
An offer in 24 hours, in writing, and you're free to say no. About one seller in four lists with an agent instead.
The situations that bring people here
The alternatives to foreclosure have official names, taken from government programs and bank letters, and nobody says "homeowner relief" at a kitchen table. What people say there is some version of: the money stopped, and the house is the biggest thing I own.
These are the situations we hear about most, and the right move is different for each one. None of them is unusual, and none is anybody's fault in the way people assume.
The income stopped
A layoff, cut hours, or a business that didn't come back after a bad year: the mortgage was affordable in March and wasn't by September. Free counseling and lender programs do the most good here, because the problem is timing rather than arithmetic, and that is what homeowner relief in the official sense was built for.
Medical bills
An illness or a surgery, a long recovery, and a stack of statements nobody can read. Often the house is fine and the household isn't, though sometimes the house also needs to be smaller, single-story or closer to somebody who can help.
Divorce
Two people, one asset and a decree with a date on it, and often neither of them can refinance the loan alone. A sale where both sides can see the arithmetic is usually less painful than another year arguing about a house neither of them lives in.
Property taxes and liens
Unpaid property taxes, a contractor's lien, a judgment from a business that closed years ago: these don't go away, and they grow. They also come off the top at closing rather than out of your savings, which surprises most people the first time they hear it.
Tenants who stopped paying
A rental that turned into a second job. The rent stopped, the repairs didn't, and removing somebody is a legal process with its own rules and its own clock. We buy tenant-occupied houses and we don't ask you to empty them first.
A house that needs more than it's worth
The foundation, the roof, the sewer line, mold or fire damage has pushed the repair estimate past the equity, and no lender will finance an ordinary buyer into it. This is the situation where a cash offer is most often the honest answer.
The alternatives to foreclosure that aren't selling
Property Seller Solutions buys houses, so read this section knowing we have a preference. Every one of these alternatives to foreclosure keeps you in the house, or keeps money in your pocket, without us.
HUD-approved housing counselors
This is the first call, and it's free by design. A HUD-approved housing counseling agency looks at your whole picture, tells you which programs your loan may qualify for, and will often deal with the servicer alongside you. Counselors are paid the same whether you keep the house or sell it, which is what makes them worth more than anything else on this page. Find one through HUD's counselor directory on hud.gov, or call HUD's housing counseling line on (800) 569-4287. If you're already behind on payments, our foreclosure page covers the same ground in more detail.
Lender programs
Forbearance, a repayment plan and a loan modification are the servicer's to grant rather than ours, and which of them exist for you depends on your loan type and your servicer. None of them starts until you ask. Ask for the loss mitigation department by name, put your hardship in writing, and keep a note of who you spoke to. Emergency mortgage assistance funds open and close as they're funded, so ask a counselor what's actually open in Utah this month. They'll know, and we won't.
Utah property tax relief
Utah counties administer property tax relief for older owners, for people with disabilities, for some veterans, and for low-income owners, alongside deferral programs that move the bill down the road rather than cancelling it. Income limits and deadlines change from year to year and applications usually have to be in by a set date, so call your county treasurer or auditor and ask what you qualify for. It costs one phone call, and it's homeowner relief that plenty of people never claim because nobody told them it existed.
Dial 211
211 is a free statewide line for help with utilities, food, medical bills and rent. It isn't a mortgage program, but cutting everything else is sometimes what keeps the mortgage paid, and a lot of people never think to call it.
Rent a room, or rent the house out
You could rent out a room, a basement apartment, or the whole house for a year while you live somewhere cheaper. For some people that's real homeowner relief and for others it's a bad idea, mostly depending on whether you could absorb a tenant who stops paying. Be honest with yourself about that before you sign a lease.
From first call to cash in hand.
There is no listing, no appraisal, no inspection contingency, and no lender who can back out at the last minute.
Tell us about the house
A two-minute phone call or the form above. We ask about the address, the condition, and your timing. Nothing else.
Takes 2 minutesGet your offer in 24 hours
We look at recent sales nearby and the work the house needs, then walk you through exactly how we reached the number.
No obligationPick your closing day
Seven days if you're in a hurry, or two months if you need time to move. The cash arrives at a local title company.
You choose the date
The honest comparison.
We aren't right for every house. Read the last row before you call us.
| Feature | Selling to us | Listing with an agent |
|---|---|---|
| Time to close | 7 days, or your date | 60 to 120 days |
| Repairs | None. Bought as-is | Usually required to list |
| Showings | One walkthrough | Ongoing, plus open houses |
| Commission | $0 | 5% to 6% of sale price |
| Closing costs | We pay them | 1% to 3% from your proceeds |
| Falling through | Never. Cash, no lender | Financing can collapse late |
| Likely sale price | Below full retail | Retail, minus fees and months of carrying costs |
If the house is in decent shape and you can wait three months, an agent will usually net you more. We say that on the phone too.
People who got the options, then chose.
Real reviews, left on Google, by Utah homeowners who sold us their houses.
“One of the smoothest deals I've been part of. Communication was prompt, clear and collaborative the whole way through.”
“Fast and efficient. They made a fair, generous offer and we closed in five days.”
“I inherited my mother's house and had no idea where to start. They made it simple, respectful and stress-free.”
“You can tell they genuinely care about helping sellers. Responsive, and they handled everything with compassion.”
Whatever the reason, we've bought a house like it.
Most people who call us aren't in the market for a sale. Something happened. These are the pages for the most common somethings.
What a cash sale solves, and what it costs
If none of the alternatives to foreclosure above reach your situation, selling is the one option on this page we can act on ourselves, and it should be the last one you try. People search "sell house before foreclosure" when the dates have already run out.
What it solves
- The carrying costs stop. Mortgage, property taxes, insurance, utilities, the yard. On a house you can't afford or can't use, that's where the money goes.
- The debts against the house clear at closing. Back taxes, a second mortgage, a contractor's lien and most judgments come out of the purchase price rather than out of your savings.
- No repairs, no cleaning, no showings. We buy it as it stands, contents included, with one walkthrough instead of eleven weekends of strangers.
- A date you choose. 7 days if that's what helps, or 60 if you need time to find somewhere to go.
- No fees. No commission, no closing costs on your side, no admin charge. The cash offer is the amount that reaches your account, minus only what's already owed against the house.
What it costs
- The price is below full retail. We pay cash, take the condition as it is and carry the risk of reselling it, and the discount is what pays for that.
- You give up what the house might have been worth later. If the street is rising and you can hold on, holding on may well beat selling.
- Moving is real work. It costs money, and at 65 or 70 it costs more than money.
- An agent will often net you more. If the house is in decent shape and you can wait three months, listing it usually wins even after commission. We say that on the phone too, and the table above shows the sums.
A cash sale is the right tool for a narrow set of problems: a house that needs work you can't fund, a deadline you can't move, a property you can't use, or a debt secured against the house that has to be cleared now. For everything else, start with the counselor. That has been our homeowner relief advice since 2016.
For the sale process itself, sell my house fast walks it end to end and cash offer sets out every line of the offer document. Selling an inherited house covers an estate, and companies that buy houses lists the questions to ask any buyer, us included. We've bought 1,300+ houses in Utah since 2016, hold an A+ BBB rating, and average 4.9 across 520 Google reviews. When you want a number, get your cash offer or call (385) 503-4333 between 8am and 7pm, seven days a week.
Questions about the alternatives to foreclosure in Utah.
Do I have to sell, or are there alternatives to foreclosure?
No, and most people who call us don't end up needing to. A counselor, a repayment plan, a property tax abatement or a lodger can be enough on their own, and all of those are alternatives to foreclosure that keep you in the house. Selling is the option for a problem the others can't reach: a repair bill bigger than the equity, a date fixed by a court, or a house nobody in the family can use. Ask the free people first, and we'll still be here after.
Is there a Utah program that will pay my mortgage?
Emergency assistance programs open and close depending on how they're funded, so what's available changes, and we're the wrong people to ask. A HUD-approved housing counselor will know what's open in Utah this month, whether your loan type qualifies and what paperwork it takes, and that call is free. Anybody who tells you they can get you into a government program for a fee is selling something you can get for nothing.
I'm behind on property taxes. Can I still sell?
Yes. Unpaid property taxes are settled out of the purchase price at closing rather than beforehand, so being behind doesn't stop a sale and doesn't have to be fixed first. Still, call the county treasurer and ask for your exact balance and where you stand, because after enough years of delinquency a county can put a property up for a tax sale, and it's worth knowing that timeline for your own property.
What if I have a tenant who won't leave?
We buy tenant-occupied houses and we don't ask you to remove anybody first. Removing a tenant is a legal process with its own rules, paperwork and clock, and it isn't something to start on a landlord's last nerve. Tell us the situation on the first call, including whether there's a lease and whether rent is being paid, because it affects the number and we'd rather know at the start than at the walkthrough.
The house needs more work than it's worth. Will you still buy it?
Usually yes, and that's the situation cash buyers exist for, whether it's the foundation, the roof, the sewer, mold, fire damage or a half-finished renovation somebody abandoned. An ordinary buyer needs a lender, and a lender won't finance a house in that state, which is why these houses sit. We price the repairs in and buy it as it stands. If the work costs more than the finished house would be worth, we'll tell you that too, and it's a short conversation.
How fast can this be over?
A written cash offer within 24 hours of your call, and closing in 7 days after that if you want it that quickly, though most people don't. The common choice is somewhere between three weeks and two months, because the house has to be emptied of the things that matter and somewhere else has to be found. You pick the date and we build the contract around it. Getting the offer costs nothing and commits you to nothing.
Find out what your house is worth in cash. Free, and no strings.
One phone call, or one short form. You'll have a real number by this time tomorrow.
Tell us about the house
Where the house is, your name, and a number we can reach you on. We call back within one business day, and you're free to say no.