Author: Admin1

Mom Died and Left Me Her House – What Now?

Your mom is gone, and you’re sitting in her empty house in Lakewood, looking at 40 years of memories. The funeral was last week. People keep asking “what are you going to do with the house?” and you honestly have no idea.

You’re grieving, overwhelmed, and now you’re supposed to make major financial decisions about a property you never expected to own. Mom’s coffee cup is still in the sink, but the insurance company is calling about payments.

This isn’t what you signed up for. You wanted to inherit your mom’s love and wisdom, not a 1970s ranch house with a leaky basement and a yard you don’t know how to maintain.

It’s okay to feel lost. You’re not alone, and there’s no “right” way to handle this.

The Burden Mom Never Intended to Leave You

Your mom left you the house because she loved you, but she probably didn’t think about what that really means for your daily life:

The immediate costs hitting you:

  • Utilities running in an empty house: $200-350/month
  • Insurance and property taxes: $300-500/month
  • Basic maintenance and security: $100-400/month
  • Total: $600-1,250 every month the house sits empty

The decisions piling up:

  • Do you winterize the pipes or keep heat running?
  • What do you do with all her belongings?
  • Should you update anything before selling?
  • How do you handle repairs you discover?
  • What if there are title or estate issues?

The emotional weight: Every time you drive by mom’s house or get another bill, you’re reminded of your loss. Instead of processing grief, you’re dealing with contractors and insurance adjusters.

Why Most Denver Families Sell Mom’s House (And Why It’s Okay)

Here’s something no one tells you: Most people sell their inherited family home within the first year. It doesn’t mean you loved your mom any less.

Sarah from Highlands Ranch sold her mother’s house three months after the funeral: “I thought keeping mom’s house would keep her memory alive. But every month of bills and repairs felt like a burden she never would have wanted me to carry. Selling it gave me peace to grieve properly and use the money for my kids’ college – something mom would have loved.”

The reality for most families:

  • You already have your own house and don’t need two
  • The inherited house doesn’t fit your current life
  • Managing it from across town (or across the country) is exhausting
  • The money could solve other problems or create opportunities
  • Mom’s real legacy is the love and values she gave you, not the building

Your 4 Options for Mom’s House

Option 1: Quick Cash Sale (1-2 Weeks to Freedom)

Timeline: 7-14 days to close and move on
Best for: Families who want to focus on grieving, not property management
What you get: Fair cash offer, complete peace of mind

This is the path most grieving families choose because it removes all the burden immediately.

How it works with SellFastDenver.com:

  • You call Scott at 719-888-9962 or visit the website
  • Quick evaluation of mom’s house (you don’t need to clean or repair anything)
  • Fair cash offer within 24 hours
  • Scott’s team handles all paperwork, title issues, estate complications
  • Close in 7-14 days at a Denver area title company
  • Walk away with cash and closure

Why Denver families love this option: “Scott understood we were grieving and made everything simple. We didn’t have to deal with repairs, showings, or any stress. Just signed papers and got a fair price for mom’s house. We could focus on healing instead of being landlords.” – The Johnson Family, Westminster

Option 2: Creative Financing Solutions (2-3 Weeks)

Timeline: 14-21 days
Good for: Families who want maximum money but can handle some complexity
What you get: Full market value through payment plans

Instead of one lump sum, you carry financing for a qualified buyer who takes over the property immediately.

Example: Mom’s house worth $350k

  • Buyer puts $50k down (cash to you now)
  • You carry $300k in financing at 6% interest
  • Receive $1,800/month for 20 years
  • Buyer handles all maintenance, taxes, repairs

The upside: More total money over time The consideration: Ongoing paperwork and payments to track

Option 3: Traditional Listing (2-6 Months)

Timeline: 60-180 days if everything goes smoothly
Challenges: High stress during grief, many decisions required
Potential return: Highest price, but after repairs and realtor fees

This means cleaning out mom’s belongings, making repairs, staging the house, managing showings, and dealing with buyer financing that might fall through.

Reality check: Most grieving families who start this route end up switching to a cash buyer after 2-3 months because it’s too overwhelming during an already difficult time.

Option 4: Keep Mom’s House

Emotional appeal: High – it’s mom’s house
Practical reality: Usually becomes a burden

Unless you plan to move into mom’s house or become a landlord, keeping it typically creates ongoing stress and expense that interferes with your grieving process.

Why Denver Families Choose SellFastDenver.com

Scott and his team understand that inherited houses come with grief, not just profit motives. They’ve helped hundreds of Denver area families handle inherited properties with compassion and professionalism.

What makes them different:

Local expertise: They know Westminster, Lakewood, Littleton, Englewood, Colorado Springs, and every Front Range neighborhood. No out-of-state investors who don’t understand Colorado markets.

Grief-sensitive approach: They’ve worked with countless families dealing with loss. No pressure, no rushing, just clear options and honest guidance.

Complete service: They handle title issues, estate complications, property cleanup, repairs – everything that would normally fall on you during an already difficult time.

Fair pricing: Their offers reflect current Denver market conditions. They make money by solving problems, not by taking advantage of grieving families.

Quick timeline: Most families close within 10 days and can focus on healing instead of property management.

The Emotional Benefits of Selling Mom’s House Fast

Beyond the financial relief, selling quickly often provides emotional benefits:

Closure: You can properly grieve without constant reminders and decisions Relief: No more bills, repairs, or property management stress Freedom: Use the money for things that honor mom’s memory – kids’ education, family trips, paying off debt Peace: Know that mom would want you focused on your family and future, not maintaining an empty house

Tom from Colorado Springs: “I kept mom’s house for 8 months, thinking I was honoring her memory. But every leaky faucet and insurance bill felt like stress she never would have wanted me to have. Selling to SellFastDenver.com let me focus on what mom really left me – her love and wisdom. The money helped my daughter with college, which would have made mom so happy.”

What to Expect Working with SellFastDenver.com

Your first call: Scott listens to your situation without pressure. He understands this isn’t just a business transaction – it’s about your family and your grief.

Property evaluation: Quick, respectful assessment. You don’t need to clean, repair, or stage anything. They buy houses in any condition.

Fair offer: Based on current Denver market conditions and the house’s actual condition. No games, no last-minute changes.

Simple paperwork: They handle estate requirements, title issues, and all legal complications. You just sign where needed.

Fast closing: Usually 7-14 days at a reputable Denver area title company. You get cash and peace of mind.

Ongoing support: They answer questions even after closing because they understand this is about more than just a property transaction.

Taking the First Step Forward

Mom gave you this house because she loved you, but she would want it to help your life, not complicate it. Most Denver families find that selling quickly gives them the freedom to grieve properly and use mom’s gift in ways that truly honor her memory.

You don’t have to figure this out alone. Scott and his team at SellFastDenver.com have guided hundreds of Front Range families through this exact situation with compassion, fairness, and complete professional service.

The hardest part is often just making the first call. Once you do, you’ll have a clear path forward and support from people who understand what you’re going through.

Mom’s greatest gift wasn’t the house itself – it was her love and the opportunity to build your own future. Let SellFastDenver.com help you transform this burden back into the blessing she intended it to be.

www.SellFastDenver.com delivers cash offers in 24 hours and closes in 7 days—far faster than traditional MLS listings, which often take 45 to 90 days to finalize. To learn more or request a free, no-obligation cash offer, visit https://SellFastDenver.com or call Scott at: 719-888-9962

What to Do When You Owe More Than Your House Is Worth

You’re staring at the numbers, and they don’t add up. Your mortgage balance is $320,000, but your house would sell for maybe $285,000. After agent commissions, closing costs, and repairs, you’d need to bring $50,000+ to the closing table just to walk away.

If you don’t have that kind of cash sitting around, you’re not alone. Thousands of Denver homeowners find themselves in this exact situation — owing more than their house is worth and unable to afford a traditional sale.

The good news? There’s a solution most homeowners have never heard of that can get you out of this mess without costing you a penny.

Why Traditional Sales Are a Financial Disaster When You’re Underwater

When you owe more than your house is worth, selling through a real estate agent creates a financial nightmare:

The Real Cost of Selling:

  • Real estate commissions: 5-6% ($14,250-$17,100 on a $285,000 sale)
  • Closing costs: 2-3% ($5,700-$8,550)
  • Repairs and staging: $5,000-$15,000
  • Title insurance and fees: $1,500-$3,000

Total cost to sell: $26,450-$43,650

Add this to the $35,000 you’re already underwater, and you’re looking at bringing $60,000+ to closing. For most people, this simply isn’t possible.

Real estate agents won’t tell you this upfront because they can’t make money unless you list with them. But the math doesn’t lie — traditional sales often make bad situations worse.

The Problems with “Traditional” Solutions

Short Sales: A 6-Month Nightmare

Most agents will suggest a short sale, where you ask the bank to accept less than you owe. Here’s what they don’t tell you:

  • Average timeline: 4-8 months (sometimes over a year)
  • Success rate: Only 60-70% of short sales actually close
  • Credit damage: 85-160 point drop in your credit score
  • Tax consequences: Forgiven debt counts as income
  • No guarantee: Banks reject deals all the time, even after months of work

One homeowner we helped spent 11 months trying to short sale her house. The bank rejected three different offers, and she finally gave up when facing foreclosure anyway.

Deed in Lieu: Giving Up for Nothing

This means handing your house back to the bank. You get:

  • Massive credit damage (similar to foreclosure)
  • No money in your pocket
  • Possible deficiency judgment for the remaining debt
  • Potential tax bills on forgiven debt

Essentially, you’re doing the bank’s work for them and getting nothing in return.

The Solution Most Homeowners Never Hear About

There’s a third option that real estate agents don’t know about and banks don’t want you to discover: Creative financing through subject-to arrangements.

This approach has helped thousands of homeowners walk away from underwater mortgages without paying a single dollar out of pocket.

How Creative Financing Works

Instead of trying to sell your house the traditional way, you transfer ownership to an investor who takes over your mortgage payments. Here’s the process:

  1. We evaluate your situation (usually takes 24-48 hours)
  2. You transfer the deed to us through a title company
  3. We take over your mortgage payments immediately
  4. You walk away with no money out of pocket and no more payments

Real Results from Real People

Sarah from Lakewood: Owed $340,000 on a house worth $295,000. Facing divorce and couldn’t afford the $55,000+ to sell traditionally. We closed in 12 days, and she moved on with her life.

Mike from Aurora: Behind three months on payments, foreclosure notice already filed. Traditional sale would have taken too long. We caught up his payments and closed in 8 days.

The Johnson Family: Transferred to California for work, couldn’t sell their Denver house. Owed $285,000 on a house worth $265,000. We handled everything remotely — they never had to come back to Colorado.

Why This Works When Other Solutions Fail

Speed That Matters

  • Traditional sale: 60-90 days (if you’re lucky)
  • Short sale: 4-8 months with no guarantee
  • Creative financing: 7-14 days

No Money Required

Unlike traditional sales, you don’t need:

  • Cash for repairs
  • Money for staging
  • Funds for commissions
  • Closing cost cash

Immediate Relief

Your mortgage payment stops the day we close. No more lying awake at night worrying about how you’ll make next month’s payment.

Minimal Credit Impact

While not perfect, this approach typically results in far less credit damage than foreclosure or even short sales.

What About the Mortgage Staying in My Name?

This is the most common concern homeowners have. Here’s how we address it:

Professional Servicing: We use third-party companies that handle all payments. You get email confirmations that payments are made on time, every time.

Legal Protection: Everything is documented through attorneys and title companies. You’re not just trusting a handshake deal.

Track Record: We’ve been doing this for years with zero payment defaults. Our reputation depends on making every payment on time.

Insurance Coverage: The property is fully insured from day one, protecting everyone involved.

Is This Right for Your Situation?

Creative financing works best when you:

  • Owe more than your house is worth
  • Need to move quickly (job transfer, foreclosure, etc.)
  • Don’t have cash to bring to a traditional closing
  • Want to minimize credit damage
  • Are facing financial hardship or life changes

It might not be right if you:

  • Have plenty of time to wait
  • Can afford to bring $50,000+ to closing
  • Have significant equity in your home

Red Flags to Avoid

Not all investors operate professionally. Watch out for:

  • Anyone asking for upfront fees
  • Pressure to sign without reviewing documents
  • Investors who won’t use title companies or attorneys
  • No references or local track record
  • Promises that sound unrealistic

Take Action Before It’s Too Late

Every month you wait costs you more money in payments on a house you can’t afford to keep. Here’s what to do right now:

  1. Stop throwing good money after bad — Don’t keep making payments on a house you’ll never be able to sell profitably
  2. Get a professional evaluation — Find out exactly what your options are
  3. Compare approaches — See how creative financing stacks up against traditional methods
  4. Move quickly — The best solutions require decisive action

You Don’t Have to Choose Between Bad and Worse

Being underwater on your mortgage isn’t the end of the world. While traditional real estate solutions often make your situation worse, creative financing can get you out clean.

The families we help aren’t looking for a perfect solution — they need a practical one. They need to move on with their lives without financial catastrophe.

If you’re tired of being trapped by a house you can’t afford to keep or sell, it’s time to explore options that actually work in the real world.

About SellFastDenver.com

SellFastDenver.com exists for homeowners who need to sell, not just those who want to. Our mission is to bring speed, certainty, and flexibility to people facing tough situations like foreclosure, divorce, probate, relocation, and overwhelming repairs.

By combining local knowledge with creative finance strategies, we provide clear options and fast results — so you can stop worrying and start fresh.

Learn more at www.SellFastDenver.com.

7 Ways to Sell Your Denver House Fast — Even with Little or No Equity

Life in Denver can change overnight. A job relocation, unexpected divorce, mounting bills, or a foreclosure notice in the mail can turn a home from a blessing into a burden. For many, selling a house isn’t just about moving on — it’s about survival.

But what happens when you need to sell fast… and there’s little or no equity in your home? Listing with an agent may mean repairs, months of waiting, and paying thousands in commissions you simply don’t have. Big national “we buy houses” brands might promise quick closings, but their lowball offers often strip away the last bit of hope you have.

The truth is, Denver homeowners facing urgent situations do have options. By working with a trusted local partner who understands creative solutions, you can sell quickly, protect your credit, and move forward with peace of mind.

Here are seven proven ways to sell your Denver house fast — even with little or no equity.

1. Work with a Local Buyer Who Understands Denver

Big brand buyers and corporate investors treat homes like numbers in a spreadsheet. They don’t know Athmar Park from Aurora or Lakewood from Littleton. Because they lack local knowledge, they make generic offers that are usually lower than what your home is truly worth.

Local buyers are different. They know the neighborhoods, the market swings, and the demand for rentals or fix-and-flip opportunities in specific areas. That knowledge means a fairer offer and a faster close.

At SellFastDenver.com, we believe working with someone who lives here, cares about the community, and has a stake in Denver’s future is always better than being treated like just another transaction.

2. Avoid the Traditional Agent Route

For families facing foreclosure, divorce, or urgent financial pressure, listing with a real estate agent is rarely the best option. Here’s why:

  • You’ll be asked to make costly repairs.
  • Showings and open houses drag the process out.
  • Commission fees eat into your already limited equity.
  • Even after finding a buyer, the deal can fall apart if financing fails.

If you don’t have the luxury of time or money, the traditional route can leave you even more stressed — or worse, stuck making double payments while you wait.

3. Sell “Subject-To” the Existing Mortgage

A powerful tool for homeowners with little or no equity is a Subject-To sale. In this arrangement, the buyer takes over the existing mortgage payments while the loan stays in your name. The title transfers, but the financing remains intact.

This strategy helps when:

  • You’ve fallen behind on payments and need immediate relief.
  • You want to avoid foreclosure and protect your credit.
  • Your mortgage has a low interest rate buyers want to keep.

Most big-box buyers never tell you about Subject-To because it requires trust, creativity, and a relationship. But for Denver homeowners under pressure, it’s one of the fastest ways to get peace of mind.

4. Lease Option (Rent-to-Own)

Another creative solution is a lease option. Here, a tenant-buyer rents the home with the right to purchase it later. The buyer usually pays an upfront option fee — giving you cash today and relieving you of monthly mortgage stress.

For neighborhoods with strong rental demand, like Aurora, Lakewood, and Englewood, lease options are a win-win. Buyers who can’t yet qualify for traditional loans get a path to homeownership, while you as the seller get immediate relief.

5. Wraparound Mortgages

A wraparound mortgage, or “wrap,” is another option when equity is tight. The buyer agrees to make payments to you, and you continue paying the original mortgage. Their payment “wraps” around your existing loan.

Why it works:

  • You move on without defaulting.
  • Buyers often pay more than quick cash investors.
  • It’s flexible and can be customized to your situation.

When handled correctly with a title company or attorney, wraps allow you to sell fast without the nightmare of foreclosure.

6. Short Sales (When You Owe More Than the Home Is Worth)

Sometimes, the mortgage balance is higher than what the property can sell for. That’s where a short sale comes in. With lender approval, you sell the home for less than what’s owed, and the bank forgives the difference.

While short sales take time, they’re often better than foreclosure because they protect your credit from the worst damage. For some Denver families, this is the reset button that lets them move forward without years of financial scars.

7. Work with a Connector, Not Just a Buyer

The most important step may not be choosing a strategy at all — it’s choosing the right partner. Most homeowners believe their only options are:

  • List with an agent and hope.
  • Accept a lowball cash offer from a national buyer.

But there’s a third option: work with a local connector who understands every creative path available.

At SellFastDenver.com, we’re not locked into a single solution. We don’t push you into one box. Instead, we sit down with you, understand your unique challenge, and then connect you with the option that works best — whether that’s a Subject-To arrangement, a lease option, a wraparound mortgage, or a straightforward quick cash sale.

This connector model is what sets us apart. You don’t just get an offer — you get a pathway forward, designed for people who need to sell, not just those who might want to.

Why “Need-to-Sell” Homeowners Choose Local

If you’re reading this, chances are you don’t have the luxury of waiting six months for a traditional listing. You need speed, certainty, and flexibility.

That’s why working with a local Category of One partner matters:

  • Empathy: We’ve sat across the table from families facing foreclosure, divorce, or overwhelming repairs. We understand.
  • Options: We present multiple ways to sell, not just a single take-it-or-leave-it offer.
  • Speed: We move quickly — days instead of months.
  • Certainty: You know up front how and when the property will close.
  • Community Care: Because we live here, every deal matters to us personally.

Final Word: You Are Not Stuck

Many Denver homeowners feel trapped. Maybe you’re behind on payments, maybe you inherited a property you don’t want, or maybe divorce or job loss has turned your home into a financial anchor.

But you do have options. Even if you have little or no equity, you can sell fast, avoid foreclosure, and move on.

The key is working with a partner who understands all the creative solutions and who cares about more than just closing a deal.

About SellFastDenver.com

SellFastDenver.com exists for homeowners who need to sell, not just those who want to. Our mission is to bring speed, certainty, and flexibility to people facing tough situations like foreclosure, divorce, probate, relocation, and overwhelming repairs.

By combining local knowledge with creative finance strategies, we provide clear options and fast results — so you can stop worrying and start fresh.

Learn more at www.SellFastDenver.com.

Need to Sell My House Fast – Don’t Know How

Time is running out and you’re staring at your Denver house thinking “I need this sold yesterday, but I have no idea where to start.” The clock is ticking, you’re feeling overwhelmed, and every day that passes costs you more money or stress.

Stop spinning your wheels. You have exactly three realistic options to sell your Front Range home fast, and I’m going to break down each one so you can pick the right path and take action today.

Your 3 Real Options for Selling Fast in Denver

Forget everything you’ve heard about “getting top dollar” or “perfect timing.” When you need to sell fast, here are your only legitimate choices:

Option 1: Cash Buyers (7-14 Days)

Timeline: 1 week to close
Best for: Any condition house, urgent situations
Typical offer: 70-80% of current market value

Cash buyers are real estate investors who buy houses directly from you. No realtor, no MLS listing, no open houses. They’ll buy your Lakewood ranch house with the leaky roof or your Littleton townhome with outdated everything.

How it works:

  • You call or submit info online
  • They visit your house (or do virtual assessment)
  • Cash offer within 24-48 hours
  • Close at title company in 7-14 days
  • You get cash, they get the deed

Real Denver example: Sarah in Englewood needed to sell because of job transfer to California in 3 weeks. Cash buyer offered $285,000 for her house (worth about $320,000 fixed up). Closed in 9 days. She moved stress-free with $43,000 in her pocket after paying off her mortgage.

Option 2: Online Buyers (14-21 Days)

Timeline: 2-3 weeks
Best for: Houses in decent condition, newer neighborhoods
Typical offer: 85-90% of market value (but with fees)

Companies like Opendoor or Offerpad use technology to make quick offers. They’re pickier about condition and location than traditional cash buyers.

Requirements:

  • Built after 1960 (usually)
  • Under $750,000 value
  • No major repairs needed
  • Standard neighborhoods (think Highlands Ranch, not rural Golden)

The catch: They charge 5-7% in fees, so your net might be similar to a cash buyer anyway.

Option 3: Aggressive Traditional Listing (30-45 Days)

Timeline: 1-1.5 months if everything goes perfect
Best for: Houses in great condition, stable market timing
Potential return: 95-100% of market value (minus 6% realtor fees)

This means pricing aggressively low, professional photos, and accepting the first decent offer. Only works if your house shows well and you can wait at least a month.

Why this might fail:

  • Inspection issues kill the deal
  • Buyer financing falls through
  • Market shifts while you’re listed
  • Competing listings pop up

Option 4: Creative Financing Solutions (7-21 Days)

Timeline: 1-3 weeks
Best for: Homeowners with some equity but need to avoid traditional sale hassles
What you get: Full asking price (or close to it) with flexible terms

This is where an investor takes over your mortgage payments (subject-to) or you carry financing for the buyer. You might get your full asking price but receive payments over time instead of all cash upfront.

How it works:

  • Investor evaluates your situation and mortgage
  • They take over your monthly payments OR
  • You carry financing and get monthly payments
  • You transfer the deed but may keep some ongoing involvement
  • Good for avoiding foreclosure while getting fair value

Real example from the transcript: Cheryn was facing foreclosure on her house but wanted $450k. Creative financing allowed her to get her number through payment takeover rather than a discounted cash sale.

Best for Denver homeowners who:

  • Have equity but can’t wait for traditional sale
  • Want to avoid major price reduction
  • Are okay with creative deal structure
  • Need foreclosure stopped immediately

Denver Front Range Reality Check

The Colorado market has unique factors affecting fast sales:

Lakewood/Englewood: Older homes often need updates. Cash buyers don’t care, but traditional buyers get picky about 1960s electrical and plumbing.

Highlands Ranch/Lone Tree: Newer homes sell faster traditionally, but HOA requirements can slow things down.

Colorado Springs: Military buyers understand quick sales due to deployment schedules. Good market for both cash and traditional.

Westminster/Thornton: Mix of older and newer inventory. Price point matters – under $400k moves fast, over $500k takes longer.

Current market: Rising interest rates mean fewer qualified buyers, making cash offers more attractive than 6 months ago.

Red Flags: Don’t Fall for These Scams

When you’re desperate to sell fast, scammers smell blood in the water:

Never work with anyone who:

  • Asks for money upfront
  • Won’t provide proof of funds
  • Pressures you to sign today
  • Has no local Denver address
  • Won’t use a title company for closing

Always verify:

  • Better Business Bureau rating
  • Local references from recent sales
  • Actual cash in bank (not just a pre-approval letter)

Your Step-by-Step Action Plan

Today:

  1. Decide your absolute deadline
  2. List 3 things wrong with your house
  3. Research what similar Front Range homes sold for recently

This Week: 4. Contact 2-3 cash buyers for offers 5. Call 1-2 experienced realtors for market analysis 6. Research iBuyer options if your house qualifies

Next Week: 7. Compare all offers and timelines 8. Pick the option that matches your needs 9. Get everything in writing before proceeding

Real Denver Situations and What Worked

Mike in Castle Rock: Divorce situation, needed out in 30 days. Traditional listing would take too long. Cash buyer offered $410,000 (house worth maybe $450,000 fixed up). Closed in 12 days, split proceeds with ex-wife, everyone moved on.

Jennifer in Littleton: Inherited her parents’ 1970s house with avocado appliances and shag carpet. Couldn’t afford to update it. Three cash buyer offers: $205k, $218k, and $225k. Took the highest, closed in 10 days. No repairs, no showings, no stress.

The Rodriguez Family in Thornton: Job loss, behind on payments, needed to avoid foreclosure. Listed with aggressive realtor at $15k under market value. Sold in 18 days to a traditional buyer for $365k. Kept their credit intact.

Quick Decision Framework

Choose cash buyer if:

  • You need to close in under 3 weeks
  • Your house needs significant work
  • You can’t deal with showings and uncertainty
  • The convenience is worth $20-40k to you

Choose iBuyer if:

  • Your house is in decent condition
  • You want slightly more money than cash buyers
  • You can wait 2-3 weeks
  • You like the online process

Choose aggressive traditional listing if:

  • Your house shows well
  • You can wait 30-45 days minimum
  • Every dollar matters more than speed
  • You can handle potential deal complications

The Bottom Line

You’re not stuck. You’re not out of options. You just need to pick the path that matches your timeline and situation.

Fast house sales happen every day in Denver, Lakewood, Colorado Springs, and throughout the Front Range. The key is knowing your options and acting quickly instead of hoping things will magically improve.

Stop researching and start calling. Whether you choose cash, iBuyer, or traditional listing, the longest part of any fast sale is usually the time spent deciding what to do.

Your house will sell fast if you price it right and pick the right buyer type. The question is: which option gets you where you need to be?

www.SellFastDenver.com delivers cash offers in 24 hours and closes in 7 days—far faster than traditional MLS listings, which often take 45 to 90 days to finalize. To learn more or request a free, no-obligation cash offer, visit https://SellFastDenver.com or call Scott at: 719-888-9962

I Can’t Make My Mortgage Payment – What Happens Now?

Missing your mortgage payment feels like the world is crashing down. Your stomach drops every time you see that bill in the mail, and you’re probably lying awake at night wondering if you’re about to lose your Denver home.

Take a breath. You’re not alone, and you have more time and options than you think.

The Real Timeline: You’re Not Losing Your House Tomorrow

Here’s what actually happens when you miss mortgage payments in Colorado – not the scary version the banks want you to believe:

Month 1-2: Late Fees and Phone Calls You’ll get late fees (usually $50-100) and some calls from your lender. Your house is completely safe right now.

Month 3-4: More Serious Letters Expect certified mail and “pre-foreclosure” notices. Still no immediate danger to your home ownership.

Month 4-6: Notice of Default Filed This is when things get real. The lender files paperwork with Jefferson County, Boulder County, or wherever your Front Range home is located. You typically have 110-125 days from this point before any auction.

Month 8-10: Notice of Sale The foreclosure auction gets scheduled. This is your final warning.

The key point? You have roughly 8-10 months from your first missed payment before you could actually lose your Denver area home.

What’s Really Happening Behind the Scenes

Your lender doesn’t want your house. Banks hate foreclosures because they lose money on every single one. A typical foreclosure costs them $50,000-80,000 in legal fees, maintenance, and selling costs.

They’d much rather work with you or have someone else buy your Lakewood, Littleton, or Highlands Ranch home before it gets to auction.

Your Options Right Now (Before Panic Sets In)

Option 1: Contact Your Lender Immediately

Call the number on your mortgage statement and ask about:

  • Loan modification (lower payment or interest rate)
  • Forbearance (temporary payment pause)
  • Repayment plan (catch up gradually)

Don’t be embarrassed. Lenders have entire departments for this because it happens constantly, especially in expensive markets like Denver.

Option 2: Sell Your House Traditionally

If you have equity and time (3-6 months), listing with a realtor might get you the highest price. But this only works if:

  • Your house doesn’t need major repairs
  • You can wait 60-120 days for a buyer
  • You can afford to keep making payments while it’s listed

Option 3: Sell to a Cash Buyer

This is often the fastest solution for Front Range homeowners. Cash buyers can:

  • Close in 7-14 days
  • Buy your house as-is (no repairs needed)
  • Stop foreclosure immediately
  • Handle all paperwork and closing costs

Yes, you’ll get less money than a perfect traditional sale, but you’ll avoid foreclosure damage to your credit and get out from under payments you can’t afford.

Real Examples from Denver Area Homeowners

Sarah in Englewood: Lost her job at Denver International Airport during COVID. Three months behind on her $2,400 mortgage payment. Sold to a cash buyer in 12 days, walked away with $23,000, avoided foreclosure completely.

Mike in Castle Rock: Divorce left him with a house payment he couldn’t handle alone. Rather than fight it out in court for months, sold for cash in two weeks. Used the money to get an apartment and start over.

The Johnson Family in Lakewood: Medical bills from their son’s cancer treatment made the mortgage impossible. Sold their 1960s ranch house as-is to an investor, moved to a smaller rental, kept their credit intact.

What About Short Sales?

A short sale means selling your house for less than you owe on the mortgage, with the bank’s permission. In Colorado, this can work if:

  • You owe more than the house is worth
  • You can prove financial hardship
  • You have 3-4 months for the process

The bank forgives the remaining debt, and you avoid foreclosure. But short sales are complicated and take longer than cash sales.

Red Flags: Avoid These Common Scams

When you’re desperate, scammers come out of the woodwork. Never work with anyone who:

  • Asks for upfront fees before helping
  • Tells you to stop talking to your lender
  • Wants you to sign over your deed immediately
  • Promises to “stop foreclosure guaranteed” without reviewing your situation
  • Has no local Colorado address or references

Colorado-Specific Protections

Colorado law gives you some protection:

  • You have the right to “cure” (catch up on payments) up until 12:00 PM the day before foreclosure auction
  • You get a 10-day “right of redemption” after foreclosure to buy back your property
  • The lender must follow strict notice requirements

But don’t count on these last-minute options. It’s better to act early.

Your Action Plan Starting Today

This Week:

  1. Call your lender and ask about workout options
  2. Get quotes from 2-3 legitimate cash buyers
  3. Talk to a HUD-approved housing counselor (free service)

Next Week: 4. Compare your options: loan modification vs. traditional sale vs. cash sale 5. Make a decision based on your timeline and financial needs

This Month: 6. Execute your chosen plan 7. Get everything in writing 8. Use a legitimate title company for any sale

The Bottom Line

Missing mortgage payments feels terrifying, but you have options and time. Many Denver area homeowners have been exactly where you are and found solutions.

The worst thing you can do is ignore the problem and hope it goes away. The best thing? Take action now while you still have choices.

Whether you work with your lender, sell traditionally, or choose a fast cash sale, you can get through this. Your house payment doesn’t have to ruin your life or your credit.

Need help evaluating your options? Contact a HUD housing counselor at 1-800-569-4287 or visit www.ColoradoHousingAssistance.org for free, confidential guidance specific to Colorado homeowners.

You’re going to be okay. Take it one step at a time.

This article provides general information about foreclosure timelines and options in Colorado. Every situation is different, so consult with housing professionals, attorneys, or financial advisors for advice specific to your circumstances.

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