For Private Lenders
No upfront fees.
Full protection.
You issued a loan in good faith. The borrower defaulted. The last thing you need is a large attorney retainer with no guaranteed outcome. Texas Foreclosure Specialists was built to fix exactly that.
$0
Upfront cost when property sells at auction
$2K
Flat fee — no hourly billing, no surprises
100%
Of your loan balance returned at auction
How It Works
The full foreclosure timeline.
We follow Texas Property Code § 51.002 exactly. Every step is attorney-overseen, every fee is charged to the borrower first.
~60 Days Delinquent
60-Day Demand Letter
Formal written demand sent to the borrower, creating urgency to cure and recover your funds. This letter prompts the majority of borrower resolutions.
$500 Charged to Borrower
~90 Days Delinquent
90-Day Demand Letter
Escalated follow-up notice. Increased pressure on the borrower to resolve. Still no cost to you.
$500 Charged to Borrower
~120 Days Delinquent
Final Acceleration + Notice of Trustee's Sale
We send the final demand and acceleration letter, prepare and post the Notice of Trustee's Sale, and handle the appointment of substitute trustee — completing all requirements to proceed to auction.
$1,000 Charged to Borrower
Trustee's Sale
Auction or Deed-Back
We conduct or oversee the trustee's sale. From here, one of two outcomes occurs — both structured to protect you.
The Two Outcomes
Either way, you're protected.
Outcome A — Property Sells at Auction
You receive 100% of your loan balance. Net cost: $0.
When the property sells, TFS deducts its $2,000 fee directly from the proceeds and remits the entire remaining balance — principal, accrued interest, and advances — to you. You are made completely whole with zero out-of-pocket expense.
Outcome B — Property Deeds Back to You
You acquire the asset. Pay our fee only then.
If the property doesn't sell at auction, TFS prepares the foreclosure deed and transfers title to you. Only at that point — once you have the asset in hand — do you pay our $2,000 service fee. No prior expense, no risk during the process.
Important Protection
TFS Absorbs TRO & Bankruptcy Risk
If a borrower files for bankruptcy or a court issues a Temporary Restraining Order halting the foreclosure, TFS suspends its work and you owe nothing for work already performed. TFS is not a law firm and cannot represent you in bankruptcy proceedings, but we will connect you with trusted Texas attorneys who handle relief-from-stay matters — at a separately agreed hourly rate, fully outside our $2,000 package.
Take the Next Step
Ready to move forward?
Schedule a call.
We'll review your loan situation, answer every question, and set expectations clearly. No obligation.
Schedule a Free Call →