How fast can you buy my house?

We can close in as little as 7 days, or on your preferred timeline. After you contact us, we'll provide a cash offer within 24 hours. Once you accept, we handle all the paperwork and can close quickly at a local title company.

Do I need to make repairs before selling?

No repairs needed. We buy houses in any condition - whether it needs minor updates or major renovations. We purchase properties as-is, so you don't need to spend money fixing anything before the sale.

Are there any fees or commissions?

There are no fees, commissions, or closing costs when you sell to us. The cash offer we make is the amount you receive. We cover all typical closing costs and there are no hidden charges.

How do you determine your offer price?

We evaluate your property based on its location, condition, comparable sales in the area, and current market conditions. We then make a fair cash offer that works for both parties while accounting for any repairs we'll need to make after purchase.

What types of properties do you buy?

We buy all types of residential properties including single-family homes, condos, townhomes, duplexes, and multi-family properties. We purchase homes in any condition - inherited properties, homes facing foreclosure, properties needing repairs, and more.

Is there any obligation if I request an offer?

Absolutely not. Our cash offers are completely free and come with no obligation. You can take your time to consider our offer and there's never any pressure to accept. If you decide not to sell, that's perfectly fine.

Behind on Mortgage Payments? How to Stop Foreclosure in Chula Vista

By Dylan Eterovich | July 8, 2026

TLDR: California foreclosures take a minimum of about 200 days from your first missed payment to a foreclosure sale, and you have rights at every stage. Your options include loan modification, forbearance, reinstatement, refinancing, selling the home, or as a last resort, bankruptcy. If you have equity, selling before the auction protects money that would otherwise be lost. Cash buyers can close in as little as 7-14 days, which matters when a sale date is approaching.

If you've missed mortgage payments and the letters from your lender are piling up, the most important thing to know is this: foreclosure is a process, not an event. In California, that process has built-in timelines and legally required opportunities to fix the situation. Homeowners who act early keep the most options and the most money.

Here's exactly how it works and what you can do at each stage.

The California Foreclosure Timeline

California is a non-judicial foreclosure state, meaning most foreclosures happen outside of court under a deed of trust. The timeline looks like this:

Days 1-120: Missed payments. Federal law (the CFPB mortgage servicing rules) prohibits your lender from starting foreclosure until you're more than 120 days delinquent. During this window, the servicer must contact you to discuss alternatives. California's Homeowner Bill of Rights requires them to explore foreclosure prevention options with you before recording anything.

Day 120+: Notice of Default (NOD). The lender records a Notice of Default with the county. This is the official start of foreclosure. You then have a minimum of 90 days before the next step.

Day 210+: Notice of Trustee's Sale (NTS). After the 90-day NOD period, the lender can record a Notice of Trustee's Sale, which sets an auction date at least 21 days out.

Day 231+: Trustee's sale. The home is sold at public auction. Until five business days before the sale, you have the legal right to reinstate the loan by paying the missed payments plus fees. You can pay off the loan in full right up to the sale itself.

In practice, most California foreclosures take longer than this minimum, often 9-12 months. But don't count on delays. Once an auction date is set, things move fast.

Your Options, From Keeping the Home to Selling It

1. Loan Modification

The lender permanently changes your loan terms, usually by extending the term, lowering the rate, or moving missed payments to the end of the loan. Under California's Homeowner Bill of Rights, once you submit a complete modification application, the lender generally cannot proceed with the foreclosure while it's under review (this is called dual-tracking protection). This is usually the first option to pursue if your income has recovered.

2. Forbearance or Repayment Plan

A temporary pause or reduction in payments, with the missed amounts repaid over time. Best for short-term hardships like a medical event or a gap between jobs.

3. Reinstatement

Pay all missed payments, late fees, and foreclosure costs in one lump sum. You have the right to reinstate until five business days before the trustee's sale. If family help or a windfall is possible, this fully stops the process.

4. Refinance

Hard once you're deep in delinquency, since your credit has taken a hit, but possible if you have strong equity. Some homeowners use a hard-money refinance as a bridge to buy time, though the rates are steep.

5. Sell the Home Before the Auction

If keeping the home isn't realistic, selling protects your equity. This is the step people wait too long on. At auction, homes routinely sell for well below market value, and any equity above what the lender is owed can get eaten up by fees or lost entirely. Selling before the sale means you pay off the loan and keep the difference.

The catch is timing. A traditional listing takes 60-90 days in San Diego County, which may be more time than you have once a Notice of Trustee's Sale is recorded. A cash sale can close in 7-14 days, and an escrow that's clearly on track to close can often be used to get a sale date postponed.

We've helped homeowners in Castle Park, Hilltop, Rancho Del Rey, and across Chula Vista sell quickly in exactly this situation. Get a cash offer today and know your number, even if you're still pursuing a modification. Learn more about our approach on the pre-foreclosure page or see how the process works.

6. Short Sale or Deed in Lieu

If you owe more than the home is worth, a short sale (lender agrees to accept less than the balance) or a deed in lieu of foreclosure (you hand the property back) can limit the credit damage compared to a completed foreclosure. Both require lender approval and take time to negotiate.

7. Bankruptcy

Filing Chapter 13 triggers an automatic stay that stops a pending foreclosure sale and lets you repay arrears over 3-5 years through a court plan. This is a serious step with long-term consequences. Talk to a bankruptcy attorney before going this route, and be wary of anyone who pitches bankruptcy as a quick fix.

Watch Out for Foreclosure Rescue Scams

Homeowners in default are heavily targeted. California law (Civil Code 2945) regulates foreclosure consultants for good reason. Red flags:

Anyone charging upfront fees to "negotiate with your lender" (illegal for foreclosure consultants in California)
Anyone asking you to sign over your deed with a promise you can rent the home back or buy it back later
Anyone telling you to stop communicating with your lender or to make payments to them instead
Guarantees that they can stop the foreclosure

Legitimate help is free: HUD-approved housing counselors (call 888-995-HOPE) will review your situation and help you apply for lender programs at no cost.

If You Have Equity, Protect It

This is the single biggest takeaway. Many Chula Vista homeowners facing foreclosure bought years ago and have six figures of equity even after the missed payments. Letting a home with $200,000 of equity go to auction to avoid dealing with the problem is the most expensive decision you can make.

Compare your realistic options side by side. Our breakdown of selling with a realtor vs. a cash buyer walks through the actual numbers, and if you're unsure whether selling is even the right call, these five signs can help you think it through.

Frequently Asked Questions

How long does foreclosure take in California?

The legal minimum is roughly 200 days from the first missed payment to a trustee's sale: 120 days of delinquency before the Notice of Default, 90 days after the NOD, then at least 21 days after the Notice of Trustee's Sale. Most foreclosures take 9-12 months in practice.

Can I sell my house after receiving a Notice of Default?

Yes. You retain full ownership and the right to sell until the trustee's sale is completed. Selling after an NOD is common. The proceeds pay off the loan balance, missed payments, and fees, and you keep the remaining equity.

Can I stop a foreclosure sale that's already scheduled?

Yes, several ways: reinstate the loan (up to five business days before the sale), pay off the loan, get the lender to postpone (often possible with a pending sale in escrow or an active modification review), or file bankruptcy. The closer the sale date, the fewer options remain, so act immediately.

Will foreclosure wipe out all my equity?

Not automatically. If the auction brings more than what's owed, you're entitled to the surplus. But auction prices are typically well below market value, and claiming surplus funds takes time. Selling before the auction almost always preserves more of your equity.

How fast can a cash buyer close if my sale date is close?

Typically 7-14 days, sometimes faster with a clean title. If a trustee's sale is imminent, an opened escrow with proof of funds can support a postponement request to the lender. Reach out as early as possible to keep the most options open.

Facing foreclosure? SD Home Offers and Chula Vista Home Buyers help San Diego County homeowners protect their equity with fast, fair cash sales. No fees, no pressure, no obligation.