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Behind on Payments in Colorado?

Selling before the foreclosure sale date.

If there's a sale date on your house, you still have options — and selling is only one of them. Here's the honest version of how the timeline works and where a cash sale actually fits.

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The three dates that matter

Colorado runs most foreclosures through the county Public Trustee, and the schedule is more generous than people assume — but the deadlines are firm, and the most important one lands two weeks before the sale, not on it.

Day 0
Notice of Election and Demand recordedThe clock starts. The sale gets scheduled for roughly 110 to 125 days out. This is usually the first thing that shows up in public records.
15 days before sale
Deadline to file a Notice of Intent to CureThis is the one people miss. To bring the loan current you generally have to file intent with the Public Trustee at least fifteen days before the sale. Miss it and the option to cure can close while you still have two weeks on the calendar.
Noon, day before
Cure funds dueIf you filed intent, the money to reinstate is due by noon the day before the sale.

One more thing worth knowing, because it's widely misunderstood: in Colorado a homeowner generally does not get a redemption period after the sale. Junior lienholders do. Once the property sells, the owner's window has usually closed — which is why the weeks before the sale date are the ones that count.

Selling should not be your first call

We buy houses, so take this for what it's worth — but if you haven't done these yet, do them before you talk to any investor, including us:

  • Call your loan servicer and ask about loss mitigation. Forbearance, a repayment plan, or a loan modification may be available, and it costs nothing to ask.
  • Talk to a HUD-approved housing counselor. This is a free service, not a sales pitch. The Colorado Division of Housing and HUD both maintain lists of approved counselors.
  • If you have real equity and time, list it. A traditional sale will usually net you more than any cash offer. That's just true, and anyone who tells you otherwise is selling something.

If those routes work, you don't need us. We'd rather tell you that up front than waste your time.

When a sale actually makes sense

There are situations where selling before the sale date is the better outcome, and they tend to look like this:

  • There's equity in the house, and a foreclosure sale would hand it to someone else instead of you
  • The house needs work you can't fund, so it won't survive an appraisal on a traditional listing
  • There isn't enough runway left to list, market, and close before the sale date
  • The payments were never going to be sustainable, and a modification just moves the problem
  • You want it resolved privately, without a sign in the yard or the neighbors knowing

What we do, and what we don't

We buy the house. We're a buyer, not a foreclosure rescue service. We make an offer, we close with our own funds, and the proceeds pay off what's owed — anything left over is yours.

We don't charge you anything. No fees, no commission, nothing up front, ever. If anyone in this situation asks you to pay them a fee to help save your home, that is a bright red flag under Colorado law.

We don't negotiate with your lender for you, and we don't give legal advice. If your situation needs either, you want a housing counselor or an attorney, and we'll say so.

This page is general information about how the process works in Colorado, not legal or financial advice. Foreclosure timelines vary by county and by the terms of your loan. Confirm any date that matters with your county Public Trustee, your servicer, or an attorney.

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No obligation, no fee, no pressure. We'll respond within 24 hours.

We never share your information.

Questions we hear

Can I still sell once a sale date is set?
Generally yes — a property can be sold up until the foreclosure sale happens, with the loan paid off through closing. The tighter the timeline, the fewer buyers can actually perform, which is where a cash buyer with no lender involved has an advantage. Confirm your specific dates with the Public Trustee's office in your county.
Will I walk away with anything?
If there's equity after the payoff, liens and closing costs, yes — that's yours. If the house is worth less than what's owed, a straight sale may not work and you'd be looking at a short sale or other options. We'll tell you which one you're in early rather than stringing it out.
Does this stop the foreclosure?
A completed sale that pays off the loan resolves it. But nothing is resolved until closing actually happens, so we won't tell you the foreclosure is "stopped" the moment you sign something. Anyone who promises that before closing is overselling.
What does it cost to work with you?
Nothing. No fees, no commission, no up-front charges of any kind. In Colorado it's a serious matter for someone to collect payment in advance for foreclosure-related help — if you're asked for money up front by anyone, stop and call a HUD-approved counselor.
Do you buy houses that are behind but not formally in foreclosure yet?
Yes, and earlier is better. More time means more options — including options that don't involve selling to us at all.
Where in Colorado do you buy?
All along the Front Range — Denver, Arvada, Lakewood, Wheat Ridge, Aurora, Englewood, Littleton, Westminster, Thornton, Golden, Boulder, Colorado Springs and the towns between. See areas we serve, or our work for what we've bought.

If there's a date on the calendar, earlier is better.

Talk Through Your Options