Facing Foreclosure
in Bakersfield?
You Still Have Options.
A Notice of Default or a Trustee Sale date is not the end. As a licensed Kern County broker we help homeowners understand every option available — short sale, equity buyout, loan assumption, and more — before the auction happens.
- Licensed California Broker — not a wholesaler
- We show you ALL options, including ones that don't pay us
- Free consultation — no pressure, no commitment, no upfront fees
- We've helped Kern County families navigate this exact situation
Local Bakersfield team · Answers in minutes
Let's Review Your Options Together
Free, confidential consultation. We'll tell you honestly what your best path is.
Foreclosure Doesn't Happen Because You're Irresponsible
It happens because life does. We've sat across from homeowners in every one of these situations. There is no judgment here — only options.
Job loss or sudden income reduction
Divorce or legal separation
Medical emergency or disability
Death of a spouse or co-borrower
Military deployment or PCS orders
Business closure or failed investment
Adjustable rate increase you weren't prepared for
Rental property that stopped cash-flowing
Whatever brought you here — there is likely a path forward. Let's find it.
Understanding the Foreclosure Timeline
Every stage has options. The options narrow as time passes. Knowing where you are changes what you can do.
Notice of Default
Your lender officially starts the foreclosure process after 90+ days of missed payments. This is the earliest stage — you have the most time and the most options.
Reinstatement Period Ends
Your window to catch up on all missed payments narrows. After this point, full reinstatement becomes harder and other options become more important.
Notice of Trustee Sale
An auction date is set — minimum 21 days away. Time is short but not gone. A fast sale, assumption, or short sale can still be completed if you act immediately.
Trustee Sale
Property sells to the highest bidder or reverts to the lender. Options effectively disappear at this point. Do not wait until here.
The single most important thing you can do right now
Call us or fill out the form above. A 15-minute conversation will tell you exactly where you stand and what your best move is. There is no cost and no commitment.
Your Full Menu of Options
Most people in foreclosure only know about two or three of these. We walk you through all of them — including the ones that don't involve us getting paid.
Reinstatement
NOD StageCatch up on everything you owe in one payment and the foreclosure stops.
Pay all missed payments, late fees, and legal costs in a lump sum to bring your loan current. The foreclosure process halts immediately and your loan continues as if nothing happened.
Best For
Temporary hardship that has resolved — job back, inheritance received, family help available.
Reality Check
Most people in foreclosure don't have the lump sum readily available. But if you have access to retirement funds, family support, or a settlement — this is the cleanest solution with zero credit impact.
Loan Modification
NOD StageRenegotiate your loan terms — lower rate, longer term, or reduced payment.
Work directly with your lender to permanently change the terms of your mortgage. This can mean a lower interest rate, extended repayment period, or in some cases principal deferral. You stay in the home and the loan continues under new terms.
Best For
Homeowners with stable income who can sustain a lower payment but cannot keep up with the current one.
Reality Check
Lenders are inconsistent. Some loss mitigation departments are helpful; others are difficult. You need to document everything and follow up aggressively. We can help you understand what to ask for and who to contact.
Forbearance
NOD StageA temporary pause or reduction in payments while you get back on your feet.
Your lender agrees to temporarily reduce or suspend your payments for a set period, with a repayment plan for what was skipped. This buys you time without triggering further foreclosure action during the forbearance period.
Best For
Short-term hardship with a clear recovery path — a job transition, medical recovery, or temporary income gap.
Reality Check
Everything skipped is still owed eventually. Forbearance buys time, not forgiveness. It works best when you genuinely see financial recovery on the near horizon.
Short Sale
NOD or NTSSell for less than you owe. The lender agrees to accept the proceeds and forgive the rest.
You sell your home for its current market value, which is less than your loan balance. Before closing, your lender reviews and approves the sale. In exchange, they agree to accept the net proceeds as full — or partial — satisfaction of your debt.
This requires documenting your hardship in writing. Your hardship letter tells your story to the lender's loss mitigation department: what changed, when, what you tried, and why you cannot sustain the loan. We help you write this.
California's anti-deficiency laws generally protect borrowers on purchase-money loans — meaning the lender typically cannot pursue you for the difference after a short sale on the loan you used to originally buy the home. This is a significant protection most homeowners aren't aware of.
Best For
Homeowners who owe more than the home is worth and have a documented hardship — job loss, divorce, medical, relocation.
Reality Check
Takes 60–120 days and requires the lender to cooperate. It's possible at the NOD stage and very tight but not impossible at the NTS stage. Your credit takes a hit, but "settled for less than owed" is meaningfully better than a foreclosure on your record — often by 1–2 years of recovery time.
Equity Buyout — Walk Away With Cash
Any StageIf you have equity, a fast sale can stop the foreclosure and put money in your pocket.
More homeowners in foreclosure have equity than realize it. If your home is worth more than you owe — even modestly — a fast sale can pay off the loan, stop the foreclosure, and leave you with real money to start over.
We pull current comps, show you the realistic numbers, and give you an honest picture of what a fast sale would net after loan payoff and costs. If the math works, we move quickly — through our investor cash-buyer network, an aggressive MLS listing with a fast-close price, or both simultaneously.
You won't get top dollar in a rushed sale. But getting your equity and walking away clean is worth far more than losing the property at auction and walking away with nothing.
Best For
Owner-occupied homes with positive equity, especially where speed is the priority.
Reality Check
This is often the fastest path to a clean resolution. Cash buyers in our network can close in 10–21 days. We've helped sellers keep $40,000–$150,000 in equity they didn't know they still had.
Loan Assumption
FHA / VA LoansA qualified buyer takes over your mortgage — your rate, your balance, your terms.
If your loan is FHA or VA, it is likely assumable. A qualified buyer takes over your existing mortgage exactly as-is — your interest rate, your remaining balance, your payment terms. You are released from the obligation. The foreclosure stops.
This is an underused tool that is extremely valuable right now. If you locked in a 3% or 4% rate in 2020–2022, a buyer would pay significantly more for your home to assume that loan than to take out a new one at current rates. We market the assumption benefit specifically and attract buyers who are actively seeking assumable loans.
Best For
Homeowners with FHA or VA loans — especially those with below-market interest rates locked in before 2023.
Reality Check
Conventional loans are almost never assumable. Check your loan documents or call your servicer. If you have an FHA or VA loan, this is often the highest-proceeds option available to you. Servicer approval and buyer qualification take 60–90 days — start early.
Deed in Lieu of Foreclosure
Any StageVoluntarily sign the property back to the lender. No auction, negotiated exit.
You transfer ownership of the property directly to your lender in exchange for being released from your mortgage obligation. No public auction, no sheriff sale, no drawn-out eviction process. In some cases you can negotiate a delayed move-out date or a cash-for-keys payment.
Best For
No equity, cannot sell, lender is willing to negotiate a clean release rather than incur the cost of full foreclosure.
Reality Check
Lenders don't always accept this — they may prefer the REO route. Worth requesting formally if you have no other options. Credit impact is similar to foreclosure, but a negotiated exit gives you more control over the timeline.
Chapter 13 Bankruptcy
Last ResortAn automatic stay immediately halts all foreclosure proceedings.
Filing Chapter 13 triggers a federal automatic stay that stops foreclosure the day you file. You then propose a 3–5 year repayment plan to catch up on mortgage arrears while continuing regular payments going forward.
This is outside our lane as real estate brokers — we do not provide legal advice. But we mention it because we want you to know every option, not just the ones that benefit us. If this is the right path, we will connect you with a bankruptcy attorney who handles these cases locally.
Best For
Homeowners with stable income who genuinely want to keep the property and need structured time to catch up.
Reality Check
Chapter 13 is a significant commitment — 3–5 years of court oversight and mandatory payments. It is not a light decision. But if keeping the home is the goal and income is there, it can work.
Why My Realty Company
We Are Not a “We Buy Houses” Operation
There are two kinds of people who call homeowners in foreclosure. The first wants to buy your home as cheaply as possible. The second wants to help you understand what's actually possible and protect as much of your financial position as they can. We are the second kind.
- Licensed California Broker — we can list on MLS, not just buy cheap
- We negotiate short sales directly with your lender's loss mitigation team
- Cash buyer network for fast, equity-preserving closings
- We identify assumable loan opportunities most agents miss
- We refer to attorneys and HUD counselors when that's the right answer
- No upfront fees. Ever. We earn when you close.
The Most Misunderstood Option
What a Short Sale Actually Means for You
Most homeowners think they don't qualify or that it will destroy their finances. Here's what it actually looks like in Kern County.
What You Need
- Documented financial hardship
- Home worth less than loan balance
- Lender willing to negotiate
- A licensed broker to represent you
What We Do
- Pull comps and price strategically
- Help you write the hardship letter
- Negotiate with loss mitigation directly
- Manage the lender approval process
What You Get
- Foreclosure stopped — no auction
- Debt formally released by lender
- California anti-deficiency protection on most purchase loans
- Faster credit recovery than foreclosure
California Anti-Deficiency Protection
On most purchase-money loans in California, your lender cannot pursue you for the difference between the sale price and your loan balance after an approved short sale. This protection is significant — and most homeowners don't know it exists. We will make sure you understand exactly what applies to your loan before you sign anything.
Questions We Hear Every Day
Will foreclosure ruin my credit?
A completed foreclosure will remain on your credit report for 7 years and significantly impacts your score. A short sale, quick listing, or other pre-auction resolution is meaningfully better — typically reported as "settled" or "paid," which recovers 1–2 years faster. How you exit matters as much as the exit itself.
Can I still live in my home while this is being resolved?
Yes. You remain in the property until the auction date or an agreed move-out date. No one can remove you before that without going through a formal eviction process, which occurs after the sale. You have more time than it feels like.
What if I owe more than my home is worth?
A short sale is typically the right path — sell for market value, have the lender accept the proceeds, and receive a formal release of the remaining debt. California's anti-deficiency laws protect most purchase-money borrowers from being pursued for the difference. We've navigated this with multiple Kern County homeowners.
How do I know if my loan is assumable?
FHA and VA loans are almost always assumable. Conventional loans (Fannie Mae / Freddie Mac) are almost never assumable. Pull your original loan documents or call your servicer and ask directly. If you have an FHA or VA loan with a pre-2023 interest rate, this may be your most valuable option.
Can I sell after the NTS is filed?
Yes — but time is extremely short. From NTS recording you have a minimum of 21 days before auction. A cash buyer can close in 10–14 days. Call us the same day you receive the Notice of Trustee Sale. Every day matters at this stage.
Do I qualify for a short sale?
The two requirements are a documented hardship and a lender willing to negotiate. Hardship documentation typically includes a hardship letter, 2 months of bank statements, tax returns, and a financial worksheet. We help you assemble all of this and negotiate directly with your lender's loss mitigation department.
What does it cost to work with you?
In a short sale or traditional listing, we are paid from the sale proceeds at closing — zero upfront cost to you. In a referral to an attorney or HUD counselor, there is no cost at all. We do not charge consultation fees. We never charge upfront for any service.
What is a hardship letter and do I need one?
A hardship letter is a written explanation of why you fell behind — what happened, when, and why you cannot sustain the current mortgage. It is required for short sales and loan modifications. It is not about being dramatic — it is about being specific. We will help you write it.
The Sooner You Know Your Options, the More Options You Have
A 15-minute conversation costs nothing. We will tell you honestly where you stand, what each option means for your specific situation, and what we think the right move is. No pressure. No commitment. No fees.
(661) 543-4663Or fill out the form — we'll reach out within one business hour
Confidential. No commitment. No upfront fees.
My Realty Company, Inc. — Licensed California Real Estate Broker — Bakersfield, CA. This page is for informational purposes. For legal or tax advice regarding your specific situation, consult a licensed attorney or CPA. Privacy Policy