If you’re already in the foreclosure process, you still have time — and more options than most people realize. Foreclosure is not an instant process, and even if you’ve received official court documents or a sheriff sale notice, there may still be a way forward.

 

In Ohio, foreclosure is a judicial process, meaning the lender has to go through the court system to reclaim the property. This process often takes several months and involves multiple steps, including notices, hearings, and eventually a scheduled auction (sheriff’s sale). Until the property is officially sold at auction, you still have legal rights — including the ability to sell the home, cure the default, or negotiate directly with the lender.

 

Here are some options people in foreclosure often explore:

 

1. Sell the home before the auction. You can still sell your home during the foreclosure process, often up until just days before the auction. Even if you're behind, there may be buyers (including local investors like us) who can close quickly and help stop the process.

    

2. Request a loan reinstatement or payoff. In some cases, you may be able to bring the loan current or negotiate a reduced payoff with the lender. This usually must be done before the auction date.

    

3. Apply for government foreclosure assistance. The U.S. Department of Housing and Urban Development (HUD) offers help for homeowners facing foreclosure. These programs may include temporary payment relief, loan modifications, and connections to local housing counselors who can advocate on your behalf — all at no cost to you. You can learn more about HUD-approved programs at: https://www.hud.gov/helping-americans/avoiding-foreclosure

    

4. Seek loan modification or mediation. Some counties in Ohio offer foreclosure mediation programs. These allow you to negotiate new terms with the lender, but you typically must request this early in the process.

    

5. Know your timeline. Just because a foreclosure has been filed doesn’t mean the property is lost. Many people don’t realize they can remain in the home for weeks or months depending on where they are in the process — and what action they take.

    

If you’ve received a foreclosure summons, sheriff sale notice, or are already listed in public foreclosure records, now is the time to act. Even if your court date is soon, you may still have options to protect your credit, avoid eviction, or walk away with equity.

 

We help homeowners every day who are deep in the process — not just those at the beginning. Whether you’re looking to sell fast, delay the sale, or just understand what happens next, we’re here to help you walk through it.