Avoid Foreclosure in Orlando & Central Florida: Your Options Before the Auction

Q: Do you charge fees, and how fast can you close?

There are no fees or commissions, and we pay the closing costs. We usually make a fair cash offer within 48 hours and can close in as little as 7 days or on the date you choose, which matters when an auction date is coming.

Behind on your mortgage, or just served with foreclosure papers in Orlando or elsewhere in Central Florida? You likely have more options, and more time, than it feels like today. Florida foreclosures must go through the courts, and in general you keep the right to pay off the debt, or sell and pay it off, until the clerk files the certificate of sale after the auction.

Sage Hill Properties is a local, family-owned home buying company based in Apopka. We buy houses as-is for cash, and when selling is the right move, we make a fair offer, usually within 48 hours, and can close in as little as 7 days or on your date. Call or text 321-316-1051, or fill out the short form below. There’s no cost and no obligation. This page is general information, not legal advice.

On this page: How Foreclosure Works in Florida, Step by Step · Your Options for Stopping Foreclosure · How Selling Your House for Cash Before the Auction Works · Central Florida Counties We Serve · What to Do This Week If You’re Facing Foreclosure · Central Florida Foreclosure FAQ

What Do You Have To Lose? Get Started Now…

We buy houses in any condition across Orlando and Central Florida. There are no commissions or fees and no obligation whatsoever. Start below by giving us a bit of information about your property or call 321-316-1051…

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How Foreclosure Works in Florida, Step by Step

Florida is a judicial foreclosure state: a lender can’t take a house without filing a lawsuit and getting a judgment from a circuit judge. Timelines vary, but the steps usually look like this.

Missed payments and default. The servicer sends late notices and usually a default letter. Federal rules (Regulation X under RESPA) generally bar the first foreclosure filing until the loan is more than 120 days delinquent. This is the best time to act.
The lawsuit and lis pendens. The lender files a complaint in circuit court in your county and records a notice of lis pendens, telling the world the property is tied up in a lawsuit.
The summons: about 20 days. You’re served with a summons and the complaint. You generally have 20 days from service to file a written response. Don’t ignore it.
Final judgment and sale date. If the lender wins, the judge enters a final judgment stating the amount owed and directing the clerk to sell the house, usually 20 to 35 days later unless the lender agrees to a later date.
The clerk’s auction. The clerk sells the property to the highest bidder. Most Central Florida clerks now run these auctions online.
Certificate of sale and redemption. After the auction, the clerk files a certificate of sale. Under Florida law, you can generally redeem, meaning pay the judgment amount and keep the house, until that certificate is filed or a later time set in the judgment.
Certificate of title. If no objection is filed within 10 days, the clerk issues a certificate of title to the buyer. Any surplus over what’s owed can be claimed through the court.

Also know that a lender can seek a deficiency judgment if the auction brings in less than you owe, and that HOAs and condo associations can foreclose on unpaid assessments too.

Your Options for Stopping Foreclosure

There’s no single right answer. Talk with a Florida foreclosure attorney or a HUD-approved housing counselor before you sign anything.

Reinstatement. Pay the past-due amount, late fees, and the lender’s costs in one lump sum to bring the loan current.
Loan modification. The lender permanently changes your terms. If you send a complete application more than 37 days before a sale, federal rules generally bar most servicers from moving for judgment or a sale while it’s reviewed.
Forbearance or repayment plan. Payments are paused or reduced for a while, then caught up.
Short sale. If you owe more than the house is worth, the lender may accept less than the full payoff. It needs lender approval.
Deed in lieu of foreclosure. You sign the house over to the lender instead of going to auction, ideally with a written deficiency waiver.
Bankruptcy. Filing triggers an automatic stay that generally pauses a sale. Talk with a bankruptcy attorney first.
Sell for cash before the auction. A fast sale pays off the mortgage at closing and ends the case on your terms.

If you have time and the house shows well, listing with an agent may put more money in your pocket, and we’ll tell you so. See our selling vs. listing comparison.

How Selling Your House for Cash Before the Auction Works

Tell us about the house. Use the form or call. Have your case number or sale date handy.
Quick visit. We’ll call or text to go over the details and, if it helps, set up a quick visit.
Fair cash offer, usually within 48 hours. No repairs, cleanout, showings, fees, or commissions. We pay the normal closing costs, and there’s no obligation.
Close at a local, reputable title company. The title company gets the payoff from your lender, and the mortgage, back taxes, and liens are paid from the sale proceeds. What’s left is yours. Close in as little as 7 days or on your date.

In many cases, selling stops the foreclosure and may help save your credit. A signed contract doesn’t cancel an auction by itself, though. If a sale date is set, the court may need to cancel or reset it, so the earlier you call, the better. If you owe more than the house is worth, the sale may need lender approval as a short sale. Read more about how we buy houses, or call 321-316-1051.

Central Florida Counties We Serve

We buy houses in pre-foreclosure across six counties. Each county’s clerk keeps the court file, runs the sale, and lists cases online. Auction rules change, so check the clerk’s site.

Orange County (Orlando, Apopka, Winter Park, Ocoee): Ninth Judicial Circuit. The Clerk of Courts holds sales online at myorangeclerk.realforeclose.com. Clerk of Court website.
Seminole County (Sanford, Altamonte Springs, Oviedo): Eighteenth Judicial Circuit. Sales are online at seminole.realforeclose.com. Clerk of Court website.
Lake County (Tavares, Clermont, Leesburg): Fifth Judicial Circuit. Sales are held in person at the Lake County Courthouse in Tavares. Clerk of Court website.
Volusia County (Daytona Beach, DeLand, Deltona): Seventh Judicial Circuit. Sales are online at volusia.realforeclose.com. Clerk of Court website.
Brevard County (Melbourne, Palm Bay, Titusville): Eighteenth Judicial Circuit. Sales moved online to brevard.realforeclose.com in September 2026. Clerk of Court website.
Osceola County (Kissimmee, St. Cloud): Ninth Judicial Circuit. Sales are held in person at the Historic Courthouse in Kissimmee. Clerk of Court website.

We also help with selling an inherited house in Orlando, selling a house in probate in Florida, and being behind on property taxes in Florida. Older articles: the best course of action when facing foreclosure and foreclosure vs. short sale.

What to Do This Week If You’re Facing Foreclosure

Open every letter from your servicer and the court.
If you were served, mark the 20-day deadline and talk with a Florida foreclosure attorney or legal aid office now.
Look up your case on your county clerk’s website (links in the county list above) and note the case number and any sale date.
Ask your servicer about loss mitigation and send a complete application. Keep copies.
Get a payoff quote and an as-is value, so you know whether you have equity.
Avoid anyone who wants an upfront fee to “save” your house or asks you to sign over your deed.
Call or text 321-316-1051 for a no-obligation cash offer, so selling is on the table next to your other options.

Central Florida Foreclosure FAQ

How long does foreclosure take in Florida?

It varies widely. Federal rules generally keep a servicer from filing until the loan is more than 120 days delinquent, and then the case has to work its way through circuit court. Some cases move in months, others take much longer. Once a final judgment is entered, the sale is usually set 20 to 35 days out.

Can I sell my house if a foreclosure case has already been filed?

Often, yes. You still own the house while the case is pending, and in general you can sell it and pay off the mortgage at closing until the clerk files the certificate of sale. If a sale date is already set, the court may need to cancel or reset it, so call as early as you can.

What is a lis pendens?

It’s a notice recorded in the county’s official records saying the property is the subject of a lawsuit. In a foreclosure it’s usually recorded when the lender files the complaint. It doesn’t stop you from selling, but the lender has to be paid off at closing.

What happens if I ignore the foreclosure summons?

If you don’t file a response within the deadline, generally 20 days from service, the lender can ask the court for a default, which can speed up the path to a final judgment and a sale date. Talk with a Florida attorney or legal aid office right away, even if you plan to sell.

Can I still owe money after a Florida foreclosure sale?

Possibly. If the auction brings in less than you owe, the lender can ask the court for a deficiency judgment. For owner-occupied homes, Florida caps it at the gap between the judgment and the home’s fair market value, and the judge has discretion. An attorney can explain your exposure.

My HOA or condo association is foreclosing. Can you still buy my house?

In many cases, yes. Florida associations can foreclose on liens for unpaid assessments, generally after a 45-day notice. We buy as-is, and the association balance and the mortgage are paid from the sale proceeds at closing.

Do you charge fees, and how fast can you close?

There are no fees or commissions, and we pay the normal closing costs. We usually make a fair cash offer within 48 hours and can close in as little as 7 days or on the date you choose, which matters when an auction date is coming.

Talk to a Local Buyer Before Your Sale Date

Knowing your numbers and timeline puts you back in control. Get a fair, no-obligation cash offer, usually within 48 hours. Request your cash offer or call or text 321-316-1051.

Sage Hill Properties, 609 Richard L Mark Dr, Suite 1, Apopka, FL 32712.