How To Save Your DFW Home From Foreclosure

By David Pannell

David Pannell is the Managing Broker and founder of Cities Real Estate, a forward-thinking brokerage based in Fort Worth, Texas. A licensed Realtor since 2005 and a broker since 2010, David is known for his expertise in helping families sell homes quickly, especially those navigating the complexities of probate and inherited property.

If you’re facing foreclosure in Dallas Fort Worth, the timeline can feel brutal. Texas auctions happen on the first Tuesday of the month, and many homeowners don’t realize they’re out of time until the notice arrives. But don’t lose hope because you still have options, even if the lender won’t talk to you or you’re not on the loan.

For the past 20 years, my team and I have helped hundreds of families stop foreclosure, including people dealing with probate delays, inherited homes, and last-minute sale notices. In many cases, we’ve stepped in with only a few days to spare and still stopped the sale.

Here are the five fastest ways to pause or stop a foreclosure in Texas:

1. Get authorization so the lender will talk to someone. If you inherited a home or you’re handling probate, the lender may refuse to speak with you because you’re not on the loan. That’s common and extremely frustrating.

The quickest fix is to sign an authorization with a real estate professional, title company, or attorney. Once we have that authorization, we can contact the lender directly by phone, email, or even fax if required. This step gives us permission to speak with the lender so we can get answers you may not be able to get on your own.

2. Reinstating the loan. This is one of the most direct ways to stop foreclosure. A reinstatement means paying the amount you’re behind plus fees. I’ve seen reinstatement totals range from $3,000 to more than $90,000.

In one of our clients’ cases, we paid $17,000 to reinstate the loan. Within 72 hours, the lender pulled the home off the auction list and gave us time to sell. If you can’t afford reinstatement yourself, an investor or buyer may be able to step in.

3. Decide whether to sell or keep the home. Reinstating the loan doesn’t reset the clock permanently. If you can’t make the next payment, the foreclosure process can restart.

If you’re dealing with an inherited home, there may be equity worth preserving. Selling the property, either on or off market, can stop the foreclosure and prevent the loss of that equity. Some families also choose to lease the home to cover payments.

4. File a temporary restraining order (TRO). This option works when time is extremely tight. A TRO freezes the foreclosure sale for up to around 30 days, giving you breathing room.

Attorneys usually charge between $1,500 and $5,000, depending on how fast it needs to be filed. This option is especially useful when reinstatement isn’t possible and you need time to sell.

5. File bankruptcy. Bankruptcy should be the final option. It freezes the foreclosure and gives you time to communicate with the lender or decide how to move forward. It’s not a long-term solution, but it can buy time in urgent cases.

You’re not out of options, no matter how close the sale date is, whether you’re behind on payments, dealing with probate complications, or simply running out of time. We can speak with the lender, negotiate on your behalf, and help you protect your equity, even when there are only days left.

If you or someone you know is in this situation, let’s talk. You can contact me at (817) 797-9047 or david@citiesrealestate.com. You can also schedule a free strategy call with me to talk about your options.

Book a free strategy call with me.

We’re here to help you stop the foreclosure and figure out your next steps.