A foreclosure notice is stressful, and you don't have to sort it out alone. Here's a plain-English look at the paths many Washington homeowners consider, including free help, and how I can help if selling is the right choice for you.
Request a free, no-obligation conversationNo one can guarantee a foreclosure will be stopped or postponed. I am a licensed real estate broker, not an attorney, lender, housing counselor, or government agency.
Every situation is different. Many of these depend on your lender, your timeline, and your finances. A housing counselor or attorney can help you weigh them.
Ask your loan servicer about changing your loan terms, or about paying the past-due amount to bring the loan current. In WA, reinstatement is generally available until the 11th day before the sale.
Your servicer may agree to temporarily reduce or pause payments, or spread the missed amount over time.
Washington's Foreclosure Fairness Act lets eligible owner-occupants be referred to mediation with their lender, usually by a housing counselor or attorney. Referral must generally be made no later than 90 days before the sale date, so ask early.
Counselors are free and can review your options, help with paperwork, and make a mediation referral. Call 1-877-894-4663.
If keeping the home isn't realistic, a traditional sale before the sale date may let you protect equity you've built, instead of losing it at auction.
If you owe more than the home is worth, your lender may approve a sale for less than the balance. Ask a tax advisor and attorney about the consequences.
A real estate or bankruptcy attorney can explain your legal rights, deadlines, and options like bankruptcy. Low-cost legal help may be available.
I'm Sean Winkler, a licensed Washington real estate broker with Real Broker LLC. If selling is the right path for you, I can help you price, list, and sell your home on the open market before the auction date, and coordinate with your lender, attorney, or counselor on timing.
If selling isn't the right fit, or you want to look at other options first, I can point you to the right professionals: a HUD-approved housing counselor, a Washington attorney, or your lender's loss-mitigation team. These referrals are free. I don't negotiate with your lender, arrange loan modifications, or act on your behalf with them, and I can't promise any result.
If selling is the best option, I can help you sell on the open market or connect you with a buyer for a direct sale. If I'm paid in a sale, it's disclosed in writing before you sign anything.
What I'm not: I am not an attorney, lender, loan modification or loss-mitigation company, housing counselor, distressed home consultant, or foreclosure-rescue service, and I'm not affiliated with any government agency. I can't give legal advice or promise to stop a sale. Whatever you decide, I recommend talking with a HUD-approved housing counselor or an attorney.
Serving Woodinville, the Seattle Eastside, Everett, Mill Creek, and Snohomish County.
Sean Winkler, WA Real Estate Broker, License #129882 · Real Broker LLC
Takes about 30 seconds. Share a few details and I'll reach out. There's no cost and no obligation.
No one can honestly guarantee that. I'm a real estate broker. I can help you understand your home's value and, if you choose, sell it before the sale date. For options that keep you in the home, talk to your servicer, a housing counselor, or an attorney.
No. Washington law prohibits collecting upfront fees for foreclosure help, and I never ask for any. If I'm paid in a sale, it's disclosed in writing before you sign anything and paid at closing.
In Washington, the Notice of Trustee's Sale must generally be recorded at least 90 days before the sale (120 days in many owner-occupied cases, RCW 61.24.040). Reinstatement is generally possible until the 11th day before the sale (RCW 61.24.090). Check your notices and ask a counselor or attorney about your exact deadlines.
Under the Foreclosure Fairness Act, eligible owner-occupants can be referred to mediation with their lender by a housing counselor or attorney, generally no later than 90 days before the sale date (RCW 61.24.163). Call 1-877-894-4663 to learn more.
No. I don't buy homes from people in foreclosure. I can help you sell on the open market or connect you with a buyer for a direct sale, and the choice of buyer is always yours. Be cautious of anyone who asks you to sign over your deed or pay upfront to "save" your home.
No. This site is run by a private, licensed real estate broker and isn't affiliated with any government agency, lender, or trustee.