If you are behind on your Arlington mortgage, the worst thing you can do is freeze. Texas non-judicial foreclosure moves quickly — often 120 to 180 days from first missed payment to courthouse auction. But at every stage, you have options that can slow, stop, or redirect the process. Here are five paths, ranked from least to most disruptive.
Contact your servicer and request a modification. Options include rate reduction, term extension, or in rare cases principal forbearance. Lenders often prefer this over foreclosure because repossessing and reselling costs them $50,000-$75,000 on average. Timeline for approval: 30-90 days. Best pursued before the Notice of Intent to Accelerate.
A forbearance temporarily pauses or reduces your payments during a defined hardship period — job loss, medical emergency, divorce proceedings. Missed payments are typically added to the end of the loan or repaid over a graduated schedule. This buys time but does not reduce what you owe.
If you can gather the total past-due amount including late fees and legal costs, you can reinstate the loan and stop foreclosure entirely. This requires a lump-sum payment before the Tarrant County auction date. The exact reinstatement deadline varies by servicer — confirm it in writing.
A cash sale closes in 7-14 days — fast enough to beat most auction dates. The title company pays off your remaining mortgage from the proceeds, you keep any remaining equity, and the foreclosure stops. Your credit takes a significantly smaller hit than a completed foreclosure, and you avoid eviction entirely.
Filing Chapter 13 bankruptcy triggers an automatic stay that immediately halts foreclosure. You then propose a 3-5 year repayment plan to catch up on arrears. This protects your home but carries severe consequences: 7-10 years on your credit report, restricted borrowing ability, and ongoing court supervision of your finances. Consult a bankruptcy attorney before considering this path.
If your income has stabilized, loan modification or forbearance may work. If you have access to a lump sum, reinstatement is the cleanest solution. If you want to walk away with equity and move forward, a cash sale provides the fastest resolution. If you are already behind on payments, the clock is running — act now.
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