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Behind on Your Mortgage? You May Have More Time and Options Than You Think.

Stop Foreclosure

Falling behind on house payments is stressful, and the letters from the bank can feel scary. Take a breath. In Indiana, foreclosure usually takes months, and you have real options along the way. Selling before the sheriff's sale is one of them.

Does This Sound Like You?

  • You've missed one or more mortgage payments.

  • You got a letter that says default, foreclosure or sheriff's sale.

  • You can't catch up, and you're worried about losing everything.

  • You want to protect your credit and any money you have in the house.

How Foreclosure Works in Indiana (in Plain English)

  • The bank has to go through the court. In Indiana, a lender can't just take your house. It has to file a case with the county court.

  • You can ask for a settlement conference. This is a meeting with your lender to look for a way out. It's your right in Indiana. Use it.

  • If nothing is worked out, the court rules for the bank. Then the county sheriff sells the house at auction. This is called a sheriff's sale.

  • Before the sheriff's sale, you still own the house. That means you can still sell it. After the sale, it's usually too late.

  • Waiting costs money. Late fees, legal fees and interest keep adding up, and they come out of your equity. Equity is the part of the house you own: its value minus what you owe.

Your Options, Honestly

  • Work it out with your lender. If you can afford the house going forward, ask about a loan modification or payment plan.

  • List it with an agent. Can work if you have time. Many foreclosure timelines don't leave room for months of showings.

  • Short sale. If you owe more than the house is worth, the bank may accept less. It needs the bank's approval and can be slow.

  • Sell it to us. We buy as-is. The title company pays off your loan and back payments at closing, and anything left over is yours.

Not sure which is right for you? Compare a cash sale and listing with an agent. (link: /sell-my-house/cash-offer-or-list-your-house)

How It Works

  1. Call or text us at (219) 339-3998, or fill out the form.

  2. We look at the house once, at a time that works for you.

  3. We send you a written cash offer. No pressure and no obligation.

  4. If you say yes, you pick the closing date. A local title company handles the paperwork and the money.

Local Help in Northwest Indiana

  • Indiana Foreclosure Prevention Network. Free help from HUD-approved housing counselors. Call 1-877-GET-HOPE (1-877-438-4673).

  • Your county court. Your court papers show which court has your case and your case number. Lake County cases are in Crown Point and Porter County cases are in Valparaiso.

  • Settlement conference. Ask for it as soon as you're served. Your court papers explain how.

  • Indiana Legal Services. Free legal help for people who qualify.

What to Have Ready When You Call

  • Letters from your lender and any court papers

  • Your most recent mortgage statement

  • The sheriff's sale date, if you have one

  • Any other loans or liens on the house

This is general information, not legal advice. An attorney can tell you what applies to your situation.

Talk to Someone Local

Call or text (219) 339-3998, or fill out the form on this page. A real person from Next Door Real Estate will get back to you. No pressure, no obligation.

We help homeowners behind on payments in Gary, Hammond, Merrillville, Crown Point, Hobart and across Northwest Indiana.

FAQs (Situation FAQs collection)

1. I already have a sheriff's sale date. Is it too late?

Not always. If the sale hasn't happened yet, you may still be able to sell first. Call right away.

2. What if I owe more than the house is worth?

Then your lender has to approve the sale. That's called a short sale. We'll tell you honestly if the numbers don't work.

3. Will selling hurt my credit as much as a foreclosure?

Missed payments still show up. But selling before the sheriff's sale means you avoid a completed foreclosure on your record.

4. Do I have to fix anything first?

No. We buy the house as it is.

5. Is talking to you confidential?

Yes. We don't tell neighbors, and there's no sign in the yard.

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