Sell before the trustee's sale
With enough lead time, we can close and pay off your lender before the trustee's sale — protecting your credit and giving you cash to relocate.
San Jose, CA · Pre-foreclosure
Facing foreclosure in San Jose? We buy fast — before the auction.
If you're behind on payments in San Jose, CA, you may still have time to sell for cash and walk away with money in your pocket instead of losing the home at auction. We buy as-is, pay off the lender directly, and can close before the sale date.
- Your info is private — never sold
- No obligation, no pressure
- A real offer, not a lowball teaser
- Written offer in 24 hours — even with a trustee's sale scheduled
- We pay your lender directly at closing
- Sell before the auction and protect your credit
- No fees, no commissions, no repairs
969,655
Local population we serve
Santa Clara County
CA
1–4 weeks before auction
Urgent close timeline
How it works
Three simple steps
When the clock is ticking, every day matters. Here's how fast we move:
- Step 01
Tell us about your home
Fill out the form or call. We'll ask a few basic questions about the property.
- Step 02
Get a fair cash offer
We'll go over the details with you on a quick call, present a no-obligation cash offer, and walk you through a simple purchase agreement together — answering every question before you decide.
- Step 03
Close on your timeline
Pick the closing date that works for you — in as little as 1–4 weeks, or whatever works. Walk away with cash in hand.
Why sellers choose us
A simpler way to sell in San Jose
You skip the hassles of a traditional sale and keep more of the proceeds.
We pay your lender directly
At closing, the title company wires the payoff to your bank. You don't have to coordinate it.
Walk away with cash
If there's equity left after the payoff, you keep the difference at closing. We tell you exactly what to expect.
No fees, no commissions
Zero deductions from the offer. What we say, you get — minus only the loan payoff.
Two ways to sell
Selling to us vs. listing in San Jose with an agent
A traditional listing can be the right call when you have time and a market-ready home. When you don't, here's the honest trade-off.
| What you're comparing | Sell to us | List with an agent |
|---|---|---|
| Timeline to close | Close in 1–4 weeks — before your sale date when there's time, on a date you pick | Often 2–6 months from listing to closing |
| Repairs & cleanup | None — we buy as-is; take what you want and leave the rest | Repairs, cleaning, and staging usually expected before listing |
| Showings | No showings, no open houses | Ongoing showings and open houses on the buyer's schedule |
| Commissions & fees | Zero commissions, zero closing costs | ~5–6% agent commission plus closing costs |
| Offer certainty | No bank saying "No!" | Offers can fall through on financing or inspection |
| Condition problems | Structural, fire, water, hoarder, liens — we still buy | May scare off buyers or trigger price cuts |
| Who you deal with | Peter directly — no middlemen, no call centers | Agent, buyer's agent, lender, and buyer to coordinate |
Every situation is different. If a traditional listing is the better move for you, we'll tell you — and point you in the right direction.
Situations we help with
We help homeowners in every stage of foreclosure.
Whether you just received a notice of default or have an auction date next week, there may still be options. The earlier we talk, the more we can do.
- Received a notice of default
- Months behind on mortgage payments
- A trustee's sale scheduled within 30 days
- Loan modification denied
- Forbearance ending and can't catch up
- Second mortgage or HELOC in default
- Property taxes delinquent
- Want to avoid a foreclosure on your record
Any condition
We'll buy it as-is. Really.
You don't have to repair, clean, or stage anything. Take what you want and leave the rest.
- Outdated kitchens and bathrooms
- Roof, foundation, or structural damage
- Fire, water, or mold damage
- Vacant or boarded-up homes
- Hoarder homes — leave everything
- Unfinished renovations
- Tenants you can't or won't evict
- Liens, back taxes, or title issues
No pressure, ever
What happens after you reach out
- A teammate may take your first call — Peter Ivie personally makes every offer, never a call center. Available 24/7. We ask a few questions about the home — no credit check, nothing invasive.
- You get a real cash offer, usually within 24 hours. We explain how we got to the number so it's never a mystery.
- You decide — there's zero obligation. Say yes, say no, or take time to think. Asking for an offer is never a commitment to sell.
- You pick the closing date. Need to move quickly, or need a few months to find your next place? Your timeline, not ours.
Requesting an offer is free, private, and puts you under no obligation. If selling isn't your best move, we'll say so.
Straight math, no games
How we get to your number
A fair cash offer isn't a mystery or a lowball. Four things go into it:
Recent nearby sales
What comparable homes in your area have actually sold for — the same numbers an appraiser would start from.
The home's condition
What it needs and what we’ll put into it, so you never have to fix, clean, or stage a thing.
Market timing
How fast homes are moving in your area right now, and what that means for a quick, certain sale.
Our costs
What it takes us to buy, hold, and resell — kept lean, so more of the value stays with you.
We walk you through the math on every offer. If the number doesn't work for you, there's no pressure and no obligation.
Who you're working with
Hi, I'm Peter Ivie.
"I'm Peter. A teammate may handle your first quick call to get the basics, but I personally review the property, write every offer, and run the negotiation myself — no call centers, no junior reps making decisions."
— Peter Ivie, Owner
Common questions
You might be wondering…
Do you actually buy homes in San Jose, CA?
Yes — San Jose (Santa Clara County) is inside our buying area. We buy single-family homes, condos, and small multi-family properties throughout California. Most of the underwriting is done remotely; if we need to see the property, we send a local professional.
How does foreclosure work in California, and can you still buy my house?
In California, a foreclosure auction is called a trustee's sale. If you've fallen behind on payments, selling for cash is often an option — we buy as-is, in any condition, with no repairs, no commissions, and no fees, on a timeline that fits your situation.
Can you really close before the auction?
Often yes — provided we have enough time to coordinate the title work and the lender's payoff. The earlier you reach out, the more options you have. With enough lead time we can close in 2–3 weeks; tight situations may need a forbearance or a short-sale negotiation.
Will selling to you affect my credit?
Selling before the foreclosure completes typically protects your credit far more than letting it go to auction. A completed foreclosure stays on your record for 7 years; a normal sale doesn't.
What if I owe more than the home is worth?
We can sometimes negotiate a short sale with your lender. It's slower (30–90 days) but still better for your credit than foreclosure. Ask us — we'll be honest about whether it's likely to work in your case.
Do I have to be current on payments to sell?
No. We routinely buy homes from owners who are months behind. The lender gets paid off at closing from the sale proceeds.
What does it cost to talk to you?
Nothing. There's no fee for an offer, no obligation, and no pressure. If a sale doesn't make sense for your situation, we'll tell you and point you to a HUD-approved housing counselor.
Ready for a cash offer in San Jose?
Talk to Peter Ivie directly — Available 24/7. No pressure, no obligation.