Conway, AR · Faulkner County
Sell a house before foreclosure in Conway, AR
A notice from your lender is not the end of the road, and it is not the sale. In most cases you still own your Conway home and still have the right to sell it — the question is how many days are left and whether the numbers work.
We're a private home buyer, not a lender, an attorney, or a government agency. We can make a cash offer. We'll also tell you straight when listing or calling a HUD counselor is the better move.
Titan Property Investors is a private home buyer, not a law firm, lender, or government agency. No fee to talk, and no obligation to sell.
Who we are, and what this page is not
Titan Property Investors is a private real estate investment company. We buy houses directly from homeowners with our own funds. We are not a law firm, not a mortgage lender or servicer, not a government agency, and not a HUD-approved housing counseling agency. Nothing on this page is legal, tax, or financial advice.
We are not real estate agents and this is not a listing service. When we buy, we're the buyer. Our offer is a wholesale cash offer, which is normally below what the same house would bring on the open market with an agent, repairs, and time.
We can't promise to stop a foreclosure, save your credit, or reach any particular outcome. Whether a sale can close before a scheduled foreclosure sale depends on your lender, your title, and your timeline — not on us alone.
Arkansas foreclosure procedure is set by state law (the Arkansas Statutory Foreclosure Act, Ark. Code Ann. § 18-50-101 and following, plus judicial foreclosure under separate rules). Deadlines, notice requirements, and any right to redeem depend on your specific loan documents and how the lender chose to foreclose.
Please talk to a licensed attorney in your state about your legal rights and deadlines, and to a HUD-approved housing counselor about loss-mitigation options. Both are free or low cost, and you don't have to talk to us first. Here's the list — no form, no phone number required.
Can you sell a Conway house that's already in foreclosure?
Usually, yes — right up until the foreclosure sale actually happens. Until that moment you still own the property, and owning it generally means you can still sell it. What changes is the clock. Your lender has to be paid off at closing, so the sale has to be scheduled, the payoff quoted, and the title cleared before the sale date on your notice.
Conway has a steady, functioning housing market, and if your house shows well and you have several weeks, listing it will usually beat a cash offer even after commission. The situations where we're genuinely the better option are narrower: the house needs repairs you can't pay for, there's storm or deferred-maintenance damage that scares off financed buyers, the sale date is close, or you own it with somebody you'd rather stop negotiating with.
Worth repeating: we can't promise a sale will close in time, and we're not attorneys. Get the deadline confirmed by a lawyer and get a free HUD counselor on the phone with your servicer. Then decide.
Selling to us versus listing with an agent
We'd rather you know the tradeoff up front than find out later. Here it is straight.
Selling to Titan
- A cash offer below full retail market value — that's the tradeoff for speed and certainty
- We buy as-is. No repairs, no cleaning, no showings
- No agent commission on our purchase, and we typically cover standard closing costs
- You pick the closing date, within what the title company and your payoff allow
- Nothing to fix or finance means fewer things that can fall apart late
Listing on the open market
- Usually the highest gross price, especially if the house shows well
- Agent commission, seller concessions, and often repair requests come out of that
- Takes longer: prep, marketing, an offer, then a buyer's loan approval
- A financed buyer can be denied late, which is brutal against a sale date
- If you have equity and time, this is very often the better move
When we're the wrong call
- You have real equity and months of runway. List it. You'll almost certainly net more.
- You can afford the payment again and just need the past-due amount worked out. Call your servicer or a HUD counselor about reinstatement or a modification first.
- You want to keep the house. We can't help with that, and we won't pretend we can.
- You've been served with a lawsuit or you think the foreclosure itself is improper. That's an attorney's job, not ours.
Here's exactly how we price an offer and what happens after you accept.
How foreclosure works in Faulkner County
Arkansas law governs the process (Arkansas Statutory Foreclosure Act, Ark. Code Ann. § 18-50-101 and following). The specific deadlines that apply to you come from that statute plus your own mortgage or deed of trust, so the dates printed on your notice matter more than anything on this page. One federal rule is worth knowing: under the CFPB's mortgage servicing rules (12 C.F.R. § 1024.41), a servicer generally can't make the first notice or filing for foreclosure until the loan is more than 120 days delinquent.
Where filings are recorded
Mortgages, deeds of trust, and foreclosure filings for Faulkner County property are recorded with the Faulkner County Circuit Clerk at 801 Locust Street, Conway.
Courthouse
Faulkner County Courthouse, 801 Locust Street, Conway. Your notice states the exact sale location and hour.
Where notices are published
Notices of sale are published in a newspaper of general circulation in the county, typically the Log Cabin Democrat.
Where sales are held
At the place named in the published notice, most often at or near the county courthouse in Conway, conducted by the trustee or attorney-in-fact identified on your paperwork.
If a sale date is already printed on your paperwork, that's the number that matters. Bring it to an attorney and to us on the same day. Whether a sale can close in time depends on your lender's payoff turnaround and what the title search turns up — we can tell you quickly whether it looks workable, but we can't promise it.
Want the whole timeline? Read our Arkansas foreclosure guide.
Why Conway homeowners end up here
Conway is a college town with an industrial spine, which makes for an unusual mix of households. Faculty and staff at UCA, Hendrix, and Central Baptist College sit alongside people working in tech services, construction, and the plants and contractors along the highway. Two very different kinds of income, and both of them can stop.
The commuter piece matters too. A big share of Faulkner County drives I-40 into Little Rock every day. When a Pulaski County employer restructures, the mortgage payments it stops covering are in Conway, Greenbrier, and Vilonia.
Central Arkansas weather has done real damage here in recent years, and we hear about it often — storm and flood damage on a house that was already tight, an insurance claim that came in short, a deductible nobody had sitting in savings. A repair bill and a missed payment feed each other, because the house you can't fix is also the house you can't easily list.
The neighborhoods vary a lot: older homes around Old Conway, newer subdivisions out Salem Road and Tucker Creek, rentals close to campus. The specific house matters more than the ZIP code, which is why we'd rather look at yours than quote a formula.
Questions Conway homeowners ask
Can I sell my Conway house to stop a foreclosure?
You can generally sell right up until the foreclosure sale happens, and paying the loan off through a sale ends the foreclosure. What nobody can promise is that a sale will close in time — that depends on your lender's payoff turnaround, what the title search finds, and how many days are actually left on your notice.
Where are Faulkner County foreclosure filings recorded?
With the Faulkner County Circuit Clerk at the Faulkner County Courthouse, 801 Locust Street in Conway. Mortgages, deeds of trust, and notices related to Faulkner County property are recorded there.
Where do Conway foreclosure notices get published?
Arkansas requires published notice of a statutory foreclosure sale in a newspaper of general circulation in the county where the property sits. In Faulkner County that's typically the Log Cabin Democrat. Your own notice will name the paper, the dates, and the sale location.
How does foreclosure work in Arkansas?
A lender can foreclose judicially, through a lawsuit, or non-judicially under the Arkansas Statutory Foreclosure Act (Ark. Code Ann. § 18-50-101 and following). The route the lender picks determines the notices you get, the timeline, and what rights exist afterward. Federal servicing rules also generally prevent a servicer from making the first foreclosure filing until the loan is more than 120 days delinquent. Read your paperwork, then talk to an Arkansas attorney.
I'm behind because of storm damage. Does that change anything?
It can. If there's an open insurance claim on the property, the insurer, the servicer, and any buyer all have an interest in how that money is handled, and it has to be sorted out before or at closing. It's workable, but tell us and tell your attorney early — a surprise claim discovered a week before closing is how deals die.
The house is a rental I can't cover anymore. Do you buy those?
Yes, occupied or vacant. If there's a tenant, we need to know the lease terms and whether they're current, because a lease generally survives a sale. That's a straightforward conversation, not a dealbreaker.
Do you charge a fee to make an offer?
No. No fee to talk, no fee for an offer, no commission on our purchase, and we typically cover our standard closing costs. Our offer is below full retail value, and that discount is how we get paid. If listing would net you more and you have time, we'll say so.
Free help that isn't us
Call these before you call us. They're free, they don't want to buy your house, and several of them can talk to your servicer on your behalf. You don't have to give us your information to use any of them.
Nationwide
- HUD-approved housing counselors
Free or low-cost counseling from agencies approved by the U.S. Department of Housing and Urban Development. They can talk to your servicer with you about forbearance, repayment plans, and loan modification.
- CFPB housing counselor search
The Consumer Financial Protection Bureau's version of the same search, sorted by distance from your ZIP code.
- Homeowner's HOPE Hotline
888-995-HOPE (888-995-4673). Free counseling by phone, 24 hours a day, in English and Spanish.
- CFPB mortgage help
Plain-English explanations of servicer obligations, what to send in writing, and how to file a complaint if your servicer isn't responding.
- Fannie Mae homeowner relief
If Fannie Mae owns your loan, the relief options are different. This tool tells you who owns it.
In Arkansas
- Arkansas Development Finance Authority (ADFA)
The state housing finance agency. Homeownership programs and the state counseling network.
- Legal Aid of Arkansas
Free civil legal help for qualifying households across most of the state, including Northwest and Northeast Arkansas.
- Center for Arkansas Legal Services
Free civil legal help for qualifying households in Central and South Arkansas, including Pulaski, Faulkner, and Saline counties.
- Arkansas Attorney General — Consumer Protection
Where to report a foreclosure rescue scam or a servicer acting in bad faith.
We don't get paid if you use any of these, and we're not affiliated with any of them. Watch out for anyone who charges an upfront fee to "save" your home, asks you to sign the deed over before you understand the paperwork, or tells you to stop talking to your lender. Those are the classic signs of a foreclosure rescue scam. See the full resource list.
Related guides and nearby help
Foreclosure law is the same across Arkansas, but your filings, publication, and sale date are handled locally. These pages go deeper on both.
- Foreclosure help in Benton, ARSaline County filings, sale procedure, and private-offer options for Benton homeowners.
- Foreclosure help in ArkansasHow the Arkansas process generally works, what your options are at each stage, and where the official rules live.
- Foreclosure help in Springdale, ARWashington County filings, sale procedure, and private-offer options for Springdale homeowners.
- Can I sell my house in foreclosure?You generally still own the home until a sale happens. How selling pays the lender and what the timing looks like.