Texas homeowner guide · Greater Houston
Texas Foreclosure & Short Sale Resource Center
Plain-English answers, free tools, and real sources for Texas homeowners who are behind on payments, holding a foreclosure notice, or weighing a short sale.
- I received a foreclosure notice Which notice you have, how much time it allows, and what you can still do. Start here →
- I'm behind on mortgage payments How to talk to your servicer and the options for keeping your home. Start here →
- I'm considering a short sale Who typically qualifies, the steps, and the deficiency and tax questions to ask. Start here →
Texas foreclosure at a glance
- Most Texas home foreclosures are nonjudicial: a trustee sells the home at a public auction under the deed of trust, without a lawsuit (Tex. Prop. Code §51.002).
- For a home used as your residence, the servicer must mail a notice of default giving at least 20 days to cure before a notice of sale can be given (§51.002(d)).
- A notice of sale must be posted, filed with the county clerk, and mailed at least 21 days before the sale (§51.002(b)).
- Sales happen on the first Tuesday of the month, 10 a.m. to 4 p.m., or the first Wednesday when that Tuesday is January 1 or July 4 (§51.002(a), (a-1)).
- Federal rules generally bar a covered servicer from starting foreclosure until the loan is more than 120 days delinquent, and generally bar a sale while it reviews a complete assistance application received more than 37 days before the sale (12 CFR 1024.41).
- There is no right to buy the home back after a completed deed-of-trust foreclosure sale. Homeowner-association and property-tax foreclosures follow different rules (Texas State Law Library).
Pathway 1
I received a foreclosure notice
A notice starts a legal clock, but it does not end your ownership. Until a sale is actually completed, you may still be able to catch up, apply for help, or sell. The notice in your hand tells you how much time is left.
Which notice do I have?
Notice of default (demand letter)
Sent by certified mail. For a home used as your residence, it must give you at least 20 days to cure the default before a notice of sale can be given. Many loans also send a separate notice that the full balance is being accelerated.
What to do: ask your servicer, in writing, for the reinstatement amount and what assistance options exist.
Notice of sale (notice of trustee's sale)
Posted at the courthouse, filed with the county clerk, and mailed by certified mail at least 21 days before the sale. It states the sale date, the earliest time the sale will begin, and the trustee's name and address.
What to do: write down the sale date and contact your servicer, a housing counselor and an attorney today.
Under §51.002(e), mailed notice is complete when it is deposited in the mail, so the time can start running before you open the letter.
How much time do I have?
If you have a notice of sale, the sale date printed on it is the key date. Texas requires that notice at least 21 days before the sale, so you may have as little as three weeks.
Days until your sale date
Stays on this device.Enter the date to see how many days remain and whether the federal 37-day protection may still matter.
This counts calendar days only. It does not calculate legal deadlines, and a sale can be postponed or rescheduled. Confirm dates with your servicer, the trustee named on the notice, or an attorney.
How do I check whether my home is scheduled for sale?
Texas counties must post filed notices of sale on a public web page along with the date, time and location of the sale (§51.002(f-1)).
- Harris County: the County Clerk lists notices by sale date. Notices are filed at 201 Caroline, 3rd floor. Sales are held at the Bayou City Event Center, 9401 Knight Road, Houston, TX 77045.
- Fort Bend County: the County Clerk posts a monthly PDF list. Since December 2, 2025, sales are held at the Gus George Law Enforcement Academy, Patton Hall, 1521 Eugene Heimann Circle, Richmond, TX 77469.
- Other counties (Montgomery, Waller, Brazoria, Galveston and others): check that county clerk's foreclosure page.
County clerks do not run the sales or give legal advice. Questions about a specific sale go to the trustee or law firm named on the notice.
Can I still keep or sell my home after a notice of sale?
Often, yes, until the sale is completed. Common paths are paying the past-due amount to reinstate, applying for loss mitigation, selling the home, or getting legal advice about other options.
Lenders are not required to postpone a sale because you have a buyer or an application in progress. Never assume a sale is postponed: get any postponement in writing from the servicer or trustee.
What is the 37-day rule?
If your servicer receives a complete loss-mitigation application more than 37 days before a scheduled sale, federal rules generally require it to evaluate you within 30 days and bar it from holding the sale while that review is pending.
- "Complete" means everything the servicer asked for. An incomplete application does not trigger this protection, so ask the servicer to confirm in writing that your application is complete.
- If the application was complete 90 or more days before the sale, you can generally appeal a denial of a loan modification within 14 days.
- The protections generally apply to your first complete application. Some smaller servicers and some loans are exempt.
Federal rule 12 CFR 1024.41(c), (g), (h), (i)
I'm in the military. What protections apply?
If your mortgage was taken out before your military service, a foreclosure sale during your service or within one year after it is generally invalid without a court order or a valid written waiver.
Texas also requires every foreclosure notice to ask active-duty servicemembers, including National Guard and reserve members, and their spouses, to tell the sender about active duty in writing. If that applies to you, send that written notice right away and contact your installation's legal assistance office.
Federal law 50 U.S.C. §3953 · Texas law §51.002(i)
What happens at and after the sale?
The trustee sells the home at public auction. Once a sale is completed, the buyer takes ownership, and Texas law gives no right to buy the home back after a deed-of-trust sale.
- Moving out: the new owner generally must give written notice and go through an eviction case in court before anyone can be removed. Talk with a legal aid attorney about your timing.
- Remaining balance: if the sale brings less than you owe, the lender may sue for the difference, but must sue within 2 years, and you can ask the court to credit the home's fair market value if it was higher than the sale price (§51.003).
- Taxes: a foreclosure can create taxable canceled-debt income or a taxable gain. See taxes in 2026.
How the Texas foreclosure process works
These are the minimum legal steps for a typical nonjudicial foreclosure of a home. Real timing depends on your servicer, your loan type and the notices actually sent, so nothing here is a deadline calculation. Each step is labeled by where the rule comes from.
Texas law Federal rule Typical practice
- Typical practice
A payment is missed
The loan is delinquent and late fees apply under your loan terms. Your servicer will start calling and writing.
- Federal rule · 12 CFR 1024.39
Early servicer outreach
Most servicers must try to reach you by the 36th day of delinquency and send a written notice about assistance options by the 45th day.
- Federal rule · 12 CFR 1024.41(f)
The 120-day floor
A covered servicer generally cannot make the first foreclosure notice or filing until the loan is more than 120 days delinquent. How this applies to the Texas notice of default is not fully settled, so don't wait for day 120 to act.
- Texas law · §51.002(d)
Notice of default
Certified mail giving at least 20 days to cure the default before a notice of sale can be given.
- Texas law · §51.002(b)
Notice of sale
Posted at the courthouse, filed with the county clerk and mailed at least 21 days before the sale. A complete assistance application received more than 37 days before the sale must generally be reviewed before any sale (12 CFR 1024.41(g)).
- Texas law · §51.002(a)
Foreclosure sale
A public auction on the first Tuesday of the month between 10 a.m. and 4 p.m., in the area the county designates.
- Texas law · §51.003
After the sale
No right to buy back after a deed-of-trust sale. Any lawsuit for a remaining balance must be filed within 2 years, with a possible fair-market-value credit.
Different rules apply to some foreclosures
Home equity loans (including many cash-out loans on Texas homesteads) require a court order before foreclosure, through an expedited court process. Homeowner-association and property-tax foreclosures follow separate laws, including rights to redeem the property after some sales. If yours is one of these, talk to an attorney or legal aid early.
Sources: Texas State Law Library foreclosure guide; Tex. Const. art. XVI, §50(a)(6).
Pathway 2
I'm behind on mortgage payments
Being behind is not the same as being in foreclosure. The earlier you talk to your servicer, the more options are usually available, and some of the strongest protections only apply if you apply before a sale is close.
What happens when I miss a payment?
You'll owe a late fee under your loan terms, and your servicer will try to contact you. Federal rules require most servicers to attempt live contact by day 36 and send written information about assistance by day 45. Late payments can be reported to credit bureaus.
How many payments can I miss before foreclosure starts?
For most mortgages on a primary home, a servicer cannot make the first foreclosure notice or filing until the loan is more than 120 days delinquent, roughly four missed monthly payments.
In Texas, lawyers disagree about whether the notice of default can be mailed before day 120, so treat any letter as real and respond. Some loans and small servicers are not covered.
How should I talk to my servicer?
- Call the loss-mitigation number on your statement. Say: "I'm having a financial hardship and I'd like to be evaluated for all loss-mitigation options."
- Ask for the application in writing, a list of every document they need, and the deadline.
- Write down each call: date, name, what was said.
- Send documents in a trackable way and keep copies.
- Ask them to confirm in writing when your application is complete.
Questions to ask your servicer
- Who owns my loan, and is it FHA, VA, USDA, Fannie Mae, Freddie Mac or private?
- What is my reinstatement amount today, and what is the full payoff amount? Please send both in writing.
- Which options am I being considered for, and is my application complete?
- Is a foreclosure sale scheduled? If so, when, and who is the trustee?
- If I'm denied, how do I appeal, and by when?
Who owns my loan, and why does it matter?
Your servicer collects payments, but the owner or insurer of the loan sets many of the rules for assistance and short sales. Ask your servicer, check your statement, or use Fannie Mae's loan lookup; Freddie Mac offers a similar lookup on its website. FHA and VA loans have their own federal programs.
What are my options for keeping my home?
| Option | What it is | May fit when |
|---|---|---|
| Reinstatement | Paying all past-due payments, fees and costs at once | You have, or can get, the full amount |
| Repayment plan | Regular payment plus part of the past-due amount for a set time | A short hardship is over and income has recovered |
| Forbearance | Payments paused or reduced for a set time; the missed amount is still owed later | A temporary hardship, such as job loss or illness |
| Loan modification | A permanent change to the loan terms, often after a trial period | Your income has changed for the long term |
| Partial claim (FHA, VA) | Past-due amounts moved into a separate no-payment balance due when you sell, refinance or pay off the loan | You can afford the regular payment again |
VA borrowers: VA's new Partial Claim Program opened on June 15, 2026, and servicers must have it fully in place by November 28, 2026. Ask your servicer about it by name (NAR summary; VA guidance).
Where can I get free help?
A HUD-approved housing counselor can review your budget, explain options and help with your application at no cost: 1-800-569-4287 or the CFPB counselor search. For legal help, see free legal aid.
How do I avoid foreclosure-rescue scams?
- Federal rules generally bar mortgage-relief companies from charging you before you have a written offer from your lender that you accept (12 CFR 1015.5).
- Never sign over your deed to someone who promises to "save" your home or let you rent it back. Texas regulates foreclosure consultants and requires specific written notices (Tex. Bus. & Com. Code ch. 21).
- Don't send mortgage payments to anyone except your servicer.
- Check a real estate license at the Texas Real Estate Commission.
Pathway 3
I'm considering a short sale
A short sale is a sale for less than you owe, where your lender agrees in writing to accept the sale proceeds. It can avoid a foreclosure sale, but it needs lender approval, takes time, and what happens to the remaining balance depends on the approval letter.
Who typically qualifies?
Each loan owner sets its own rules, but lenders generally look for three things: a documented financial hardship, a home worth less than what's owed on it, and evidence you can't keep up with the loan. Being current on payments does not automatically rule you out. FHA has its own pre-foreclosure sale program with specific requirements.
How does a short sale work?
- Confirm the numbers: market value, a written payoff quote, other liens.
- Talk to your servicer about short sale requirements and ask for its application.
- List the home at a realistic market price.
- Accept an offer subject to lender approval, and submit the full package.
- The lender orders its own valuation (a broker price opinion or appraisal) and reviews the offer.
- Read the written approval carefully, especially the deficiency language, before closing.
Short sales often take months. Applying does not stop a scheduled sale unless the lender agrees in writing.
Will I owe the difference after a short sale?
It depends on the written approval. A lender may release the remaining balance in full, reserve the right to collect it, or ask you to sign a note or make a contribution.
Look for clear language that the lender waives the deficiency and accepts the proceeds in full satisfaction. If it's missing or unclear, have a Texas attorney review the letter before you close. Texas home equity loans are generally non-recourse, but confirm how that applies to your loan with an attorney.
Will I owe taxes on forgiven debt in 2026?
Possibly. The federal exclusion for forgiven mortgage debt on a main home no longer applies to debt forgiven, or forgiveness agreements entered into, after December 31, 2025.
Forgiven debt is often reported to you on Form 1099-C. Other exclusions, such as being insolvent (owing more than everything you own is worth) or a bankruptcy discharge, may still apply. A foreclosure can also create a taxable gain. Talk with a CPA or tax attorney before you sign anything.
Source: IRS Publication 4681. Congress has changed this rule before; we will update this page if it changes.
How will it affect my credit, and when can I buy again?
A short sale, deed in lieu or foreclosure each hurts your credit, and the missed payments before them do too. Credit scoring companies don't publish fixed point drops, so be wary of exact numbers. Waiting periods for a new mortgage depend on the new loan:
| New loan | After a short sale or deed in lieu | After a foreclosure |
|---|---|---|
| Fannie Mae conventional | 4 years (2 with documented extenuating circumstances) | 7 years (3 with documented extenuating circumstances, plus limits) |
| FHA | Generally 3 years if you were in default; possibly sooner if you were current for the prior 12 months | Generally 3 years |
| VA, USDA, Freddie Mac, other | Ask a lender for the current guideline for your situation | |
Investor policy Fannie Mae Selling Guide B3-5.3-07; FHA guidance, HUD Mortgagee Letter 2009-52 and HUD Handbook 4000.1. Lenders can add their own requirements.
What about a second mortgage, HOA dues or property taxes?
Every lienholder must be paid or must agree to accept less. A second mortgage or home equity line has to approve its own payoff. Unpaid property taxes and homeowner-association balances are usually paid at closing. List every lien up front so the numbers work.
Short sale document checklist
Your lender will give you its exact list. Most ask for:
- A signed authorization letting your agent and others talk to the lender
- A hardship letter: what changed, when, and what you've tried
- Recent federal tax returns (often two years)
- Recent pay stubs or proof of income; profit-and-loss statements if self-employed
- Recent bank statements for all accounts
- Proof of the hardship (termination letter, medical bills, divorce decree)
- The signed purchase contract and the buyer's proof of funds or pre-approval
- Information on other liens, HOA balances and property taxes
Free tool
Do I have equity?
Equity often decides the path: with enough of it, a regular sale may pay off everything; without it, a short sale or a workout may be the realistic options. This gives a rough range, not an answer.
Equity estimate
Your numbers stay on this device. Nothing is sent.Enter a home value and payoff to see an estimate.
This calculator needs JavaScript. The math: value − selling costs − payoff − other liens = estimated equity (or shortfall, if negative).
Not an appraisal, net proceeds, or a decision about short sale eligibility. Excludes repairs, moving costs, prorated taxes and income taxes. For a fuller estimate, see our net proceeds calculator or request a home valuation.
Compare your options
General patterns, not promises. Your loan documents, the loan owner's rules and any written agreement decide the details.
| Path | Keep the home? | Who controls timing | Lender approval | Could I owe a balance? | Forgiven-debt tax risk (2026) |
|---|---|---|---|---|---|
| Workout (repayment, forbearance, modification, partial claim) | Yes | You and servicer | Required | You keep paying the loan | Only if principal is forgiven |
| Regular sale (with equity) | No | You | Not needed if every lien is paid | No | None |
| Sale to a cash buyer | No | You and buyer | Not needed if every lien is paid | No, if fully paid | None, if fully paid; offers are often below market, so compare net results |
| Short sale | No | You and lender | Required, in writing | Depends on approval letter | Possible; ask a CPA |
| Deed in lieu | No | Mostly lender | Required | Depends on agreement | Possible; ask a CPA |
| Foreclosure | No | Lender | Not applicable | Possible; suit within 2 years (§51.003) | Possible; ask a CPA |
Questions to ask before you decide
Your real estate agent (including us)
- What will the home realistically sell for, and how fast?
- What will selling cost me, line by line?
- How many short sales have you handled, and with which servicers?
- How and when are you paid? Do you receive anything from buyers, investors or lenders you refer me to?
A Texas attorney
- Were my notices sent correctly, and how much time do I really have?
- Does this approval letter fully release me from the balance?
- Would bankruptcy help or hurt in my situation?
A CPA or tax attorney
- Will forgiven debt be taxable for me in 2026?
- Do I qualify for the insolvency exclusion?
- Could a foreclosure create a taxable gain?
A housing counselor
- Can I afford to keep this home on a realistic budget?
- Which of my servicer's programs fit my situation?
- Will you help me assemble a complete application?
When should I get legal or tax advice?
- A sale date is set, or you've received a notice you don't understand.
- You're considering bankruptcy, or you're already in a bankruptcy case.
- Your loan is a home equity loan, or the foreclosure is by an HOA or for property taxes.
- A short sale approval doesn't clearly waive the remaining balance.
- You receive a 1099-C, or debt will be forgiven.
- Someone asks you to sign over your deed or pay an upfront fee.
- You're on active military duty, or were within the past year.
Frequently asked questions
Short answers to the questions Texas homeowners ask most. Each links to more detail where it exists.
Missed payments
What happens if I miss one mortgage payment?
You'll usually owe a late fee and your servicer will contact you. One missed payment does not start a Texas foreclosure, but call your servicer early: options are widest at this stage.
How many payments can I miss before foreclosure starts in Texas?
For most primary-home mortgages, federal rules bar the first foreclosure notice or filing until the loan is more than 120 days delinquent. Some loans and servicers are exempt, and how the rule applies to the Texas notice of default is not fully settled. More on being behind.
Should I keep paying if I plan to sell?
If you can, paying keeps your options and credit in better shape, and a short sale does not require you to stop paying. Talk with your servicer and a housing counselor before deciding to stop.
My servicer keeps losing my paperwork. What can I do?
Send documents in a trackable way, keep copies and a call log, and ask for written confirmation of what's missing. You can send the servicer a written notice of error or request for information, and you can submit a complaint to the CFPB.
Foreclosure notices
What is a notice of default in Texas?
A certified-mail letter saying your loan is in default and giving at least 20 days to cure before a notice of sale can be given (Tex. Prop. Code §51.002(d)). It's also called a demand letter. Compare the notices.
What is a notice of sale?
The notice that sets the foreclosure sale. It must be posted at the courthouse, filed with the county clerk and mailed at least 21 days before the sale (§51.002(b)).
How do I know a foreclosure notice is real?
Check that it names your servicer and a trustee, then call your servicer using the number on your monthly statement, not a number in the letter. You can also look for a notice of sale on your county clerk's foreclosure list. How to check.
Will the lender postpone the sale if I have a buyer or an application?
Not automatically. A complete loss-mitigation application received more than 37 days before the sale is generally protected by federal rules; otherwise a postponement is at the lender's discretion. Get any postponement in writing.
Does bankruptcy stop a foreclosure sale?
Filing a bankruptcy case generally pauses collection, including foreclosure, through the automatic stay, but there are exceptions and long-term effects. Talk to a bankruptcy attorney before relying on it.
Foreclosure prevention and loan modifications
How does a loan modification work?
A modification permanently changes loan terms, such as the rate, term or how past-due amounts are handled, often after a trial period of on-time payments. Your servicer decides based on the loan owner's rules. Options to keep your home.
My modification was denied. Can I appeal?
If your complete application was received 90 or more days before a scheduled sale, federal rules generally give you 14 days to appeal a modification denial. The denial letter should explain the reasons and the deadline.
Is forbearance forgiveness?
No. Forbearance pauses or reduces payments for a time; the skipped amount is still owed. Ask in writing how it will be repaid before you agree.
I have a VA loan. What replaced VASP?
VA ended its VASP program in 2025. Its new Partial Claim Program opened June 15, 2026, and servicers must have it fully in place by November 28, 2026. Ask your servicer about it by name, and see VA's guidance.
A company wants an upfront fee to negotiate with my lender. Is that OK?
Be very careful. Federal rules generally bar mortgage-relief companies from collecting fees before you have a written offer from your lender that you accept. Free help is available from HUD-approved counselors.
Short sales
What is a short sale?
A sale for less than you owe, approved in writing by your lender, which accepts the proceeds. Full short sale guide.
How long does a short sale take?
It varies with the lender, the loan owner and the number of liens; many take several months. Applying does not stop a scheduled sale unless the lender agrees in writing.
Who pays the real estate commission in a short sale?
Usually it's paid from the sale proceeds, and the lender must approve all costs paid at closing. Commissions are negotiable. Ask your agent to explain how they're paid before you sign a listing agreement.
Can I do a short sale with a second mortgage or HELOC?
Yes, but each lienholder must agree to what it will accept. That adds a negotiation and time.
Can I stay in my home during a short sale?
Generally yes, until closing, as long as no foreclosure sale happens first. Keep the home maintained and insured.
Can I get relocation money?
Sometimes. Some loan owners and servicers offer relocation help with a short sale or deed in lieu; it depends on the program. Ask your servicer.
What if my lender rejects the short sale?
Ask for the reason in writing. Common fixes are a missing document, a price below the lender's valuation, or a different offer. A deed in lieu or other options may also be considered.
Selling before foreclosure and home equity
Can I sell my house if I'm behind on payments?
Yes. You own the home until a sale is completed. If the sale price covers your payoff, other liens and selling costs, you don't need lender approval.
How do I know if I have equity?
Compare a realistic sale price, minus selling costs, with a written payoff quote and any other liens. Try the equity calculator for a rough range.
Should I sell to a "we buy houses" cash buyer?
A cash sale can be fast, but offers are often below market value. If you have equity, compare the net result with a listed sale, and never sign over your deed before closing at a title company.
What is a deed in lieu of foreclosure?
You transfer the home to the lender, which agrees to release you from some or all of the debt. It needs lender approval and usually a clear title. Read the agreement's deficiency language carefully.
Credit and taxes
How does a short sale affect my credit compared with foreclosure?
Both are serious negative events, along with the missed payments before them. Scoring companies don't publish fixed point drops. The bigger practical difference is often how long you must wait for a new mortgage. Waiting periods.
How soon can I buy again?
For a Fannie Mae loan: generally 4 years after a short sale or deed in lieu and 7 years after foreclosure, shorter with documented extenuating circumstances. FHA generally requires 3 years. Ask a lender about your case.
Will forgiven mortgage debt be taxed?
It may be. The federal exclusion for forgiven debt on a main home no longer applies to debt forgiven after December 31, 2025 (or under agreements made after that date). Insolvency or bankruptcy exclusions may still apply. See a CPA. Taxes in 2026.
Texas rules
Can I get my house back after a Texas foreclosure sale?
Not after a completed deed-of-trust sale: Texas gives no redemption right for those. HOA and property-tax foreclosures have different rules that can include a right to redeem.
Can the lender come after me for the rest after foreclosure?
It may, but it must sue within 2 years of the sale, and you can ask the court to credit the home's fair market value if it was higher than the sale price (§51.003). Texas home equity loans are generally non-recourse; ask an attorney how that applies to your loan.
Can my HOA foreclose?
In some cases, yes, but HOA foreclosures follow different rules than mortgage foreclosures, generally requiring a court process, and can include a right to redeem. Get legal help early.
Doesn't the Texas homestead protect my home?
The homestead protects against many creditors, but not against foreclosure of a valid mortgage on the home or for unpaid property taxes.
Do I need a lawyer?
Not always, but get one if a sale is scheduled, if you're considering bankruptcy, if an approval letter doesn't clearly release the balance, or if anything about your notices seems wrong. Free legal aid is available if you qualify.
No questions match. Try a different word, or call with your question.
Free, independent help in Greater Houston
These organizations don't sell homes and don't charge for their help (legal aid has income limits).
HUD-approved housing counselors
Free help with budgets, options and servicer applications.
Lone Star Legal Aid
Free foreclosure legal help for eligible homeowners in 72 eastern and Gulf Coast Texas counties, including Harris and Fort Bend.
State Bar of Texas lawyer referral
Help finding a Texas attorney if you don't qualify for legal aid.
Texas legal information
Plain-language guides, forms and letters.
Harris County foreclosure notices
Notices by sale date. Sales: Bayou City Event Center, 9401 Knight Rd, Houston 77045.
Fort Bend County foreclosure notices
Monthly lists. Sales: Gus George Law Enforcement Academy, Patton Hall, 1521 Eugene Heimann Circle, Richmond 77469.
Complaints about a mortgage servicer: Consumer Financial Protection Bureau.
How I can help, and what I can't do
What I do
- Estimate what your home would realistically sell for
- List and market the home, and negotiate with buyers
- Prepare and submit a short sale package and work with your servicer's team, with your written authorization
- Coordinate with the title company, buyers and other agents through closing
What I don't do
- Give legal, tax or credit advice
- Approve, promise or guarantee a modification or short sale
- Stop or postpone a foreclosure sale
- Act as a housing counselor
How I'm paid: I earn a commission only if a sale closes. Commissions are negotiable, and in a short sale the lender must approve the costs paid from the sale. Because I benefit when a home sells, I also point you to the free, independent help above. A consultation is free.
About Bobby Mohebbi
Bobby Mohebbi is a Texas real estate agent with Mohebbi Realty Group at Keller Williams Signature, serving Houston, Katy, Cypress, Richmond, Fulshear, Sugar Land and the surrounding area.
- Call or text: (832) 455-3565
- Email: Bobby@Mohebbirealtygroup.com
- Office: Keller Williams Signature, 920 S Fry Rd, Katy, TX 77450
- Verify any Texas real estate license at the Texas Real Estate Commission.
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Sources and review
Every legal and financial statement on this page comes from the sources below, checked on October 23, 2026. Laws, regulations and lender policies change; we review this page at least every six months and when major rules change.
Texas law
- Texas Property Code §51.002: notices, sale timing and location
- Texas Property Code §51.003: deficiency lawsuits and fair market value
- Texas Business & Commerce Code ch. 21: foreclosure consultants
- Texas State Law Library: Foreclosure guide
Federal law and regulations
- 12 CFR 1024.39: early intervention by servicers
- 12 CFR 1024.41: loss mitigation, 120-day and 37-day rules, appeals
- 12 CFR 1015.5: advance fees for mortgage relief services
- 50 U.S.C. §3953: Servicemembers Civil Relief Act, mortgages
- IRS Publication 4681: canceled debts, foreclosures and abandonments
Loan-program and investor rules
- Fannie Mae Selling Guide B3-5.3-07: waiting periods
- HUD Mortgagee Letter 2009-52 and HUD Handbook 4000.1: FHA short sale waiting periods
- U.S. Department of Veterans Affairs: trouble making payments; NAR summary of the VA Partial Claim Program
Local and assistance resources
- Harris County Clerk: foreclosure information
- Fort Bend County Clerk: search for foreclosures
- Texas Department of Housing and Community Affairs: foreclosure resources
- Lone Star Legal Aid: Foreclosure Prevention Project
Review log
- Published: October 23, 2026
- Facts last verified: October 23, 2026
- Written by Bobby Mohebbi.
Educational information only. This page is general information about Texas foreclosure and short sales. It is not legal, tax, credit or financial advice, and reading it does not create an attorney-client or advisory relationship. Bobby Mohebbi is a licensed Texas real estate agent, not an attorney, accountant or housing counselor. For advice about your situation, consult a Texas attorney, a CPA and a HUD-approved housing counselor.
No outcome is guaranteed. Lenders decide whether to approve modifications, short sales and postponements.
Mohebbi Realty Group is a team at Keller Williams Signature. Real estate services are provided on an equal opportunity basis consistent with the federal Fair Housing Act. Equal Housing Opportunity.