Little Rock · Pulaski County · AR
You weren't supposed to end up on a page like this.
You work hard. You've kept things together for a long time. And now there's a letter on the counter you haven't opened, and a date you don't want to think about. You're tired of being asked to explain. You're not sure who's actually trying to help and who's trying to take advantage. That's fair.
If any of that sounds like where you are, keep reading. We'll respect your time and your privacy.
No fees · No pressure · Talk directly to Jeff Campbell, founder
We know Little Rock. The whole city — both sides of I-630.
Little Rock isn't Memphis and it isn't Nashville. It's the working capital — state government, UAMS, Baptist Health, Arkansas Children's, the river running through the middle of it, neighborhoods with porches and dogwoods. Most of the homeowners we talk to here work for the state, the school district, a hospital, or some other steady employer, and they never imagined being in this spot. There's no shame in being here. Hard seasons happen.
We've worked deals on the Tudor in The Heights (72207), the Craftsman bungalow in Hillcrest and Stifft Station (72205), the brick ranch in Geyer Springs (72209 — the highest preforeclosure activity in the city), the family two-story in the University District (72204), and the inherited home in East Little Rock and Granite Mountain (72206). We know West Little Rock — Chenal Valley, Otter Creek, the 72211 / 72212 / 72223 corridor — runs different from south of I-630, and that the lofts in the River Market and SoMa trade on a different rhythm than Briarwood or Cammack Village.
We're also at the Pulaski County Courthouse most Thursdays at noon — that's when the commissioner's sales run in the rotunda. We mention that not to brag. We mention it so you know when we say "we know how this works in Pulaski County," we actually do.
The Arkansas foreclosure timeline, in plain English
We're not telling you this to push you. We're telling you because Arkansas moves on a schedule most homeowners don't see until it's already running. Here's the real path from a missed payment to the auction, the way Pulaski County actually does it.
- 1
Day 1–30 — First missed payment
You're technically in default after one missed payment. The collection calls and late fees start, but the lender isn't moving toward foreclosure yet. This is the cheapest moment to fix it — and the one most homeowners freeze through.
- 2
Day 120 — Federal floor lifts
Federal law (Regulation X) blocks servicers from officially starting foreclosure until you're at least 120 days past due. That gives you about four months to look at modifications, loss mitigation, or selling on your own terms before any Arkansas-specific clock starts.
- 3
10-day pre-foreclosure notice
Before recording anything, the lender has to mail you a 10-day notice describing your loan modification options. It's required by Arkansas law. Most homeowners read it once, set it down, and never call. That call — even just to ask questions — is one of the cheapest things you can do.
- 4
Notice of Default recorded with the Pulaski County Circuit Clerk
The lender records a Notice of Default and Intention to Sell with the Pulaski County Circuit Clerk. The notice has to include — in conspicuous type — the statutory warning: "YOU MAY LOSE YOUR PROPERTY IF YOU DO NOT TAKE IMMEDIATE ACTION." That language is required by Arkansas state law. They also have to mail you a copy by certified mail within 30 days.
- 5
60-day countdown begins
From the date that Notice of Default is recorded, the sale cannot happen for at least 60 days. This is your most actionable window. Reinstatement is still on the table, modifications are still possible, and a cash sale can usually close before the publication phase even starts.
- 6
Notice published in the newspaper for 4 consecutive weeks
The Notice of Default has to run in a local newspaper for four consecutive weeks, be posted at the courthouse, and be posted online. Once you see your address in the legal notices, the runway is short.
- 7
Sale at the Pulaski County Courthouse
The sale happens on a weekday between 9 a.m. and 4 p.m. — no weekends, no holidays. Commissioner's sales (judicial) run in the courthouse rotunda on Thursdays at noon. Non-judicial sales happen at the courthouse entrance or at the property itself, run by the substitute trustee. Highest bidder wins, in cash or certified funds.
- 8
After the sale — and the part nobody mentions
Arkansas does not give you a redemption period after a non-judicial foreclosure sale. Once it's sold, it's sold. Worse, the lender has 12 months to file a deficiency lawsuit against you for the difference between what you owed and either the fair market value or the sale price (whichever is less). That's the trap. A clean sale before the auction usually closes that door.
The Arkansas deficiency trap: a sale on the courthouse steps doesn't always end the bill. The lender has a full year to come back for the difference. Most Little Rock homeowners never get told that until it's too late.
Why Little Rock homeowners sell before the auction date
It feels like the difference between being walked out of a house and walking out on your own terms. Three reasons come up again and again from sellers we've worked with in Pulaski County:
The deficiency angle
Arkansas gives the lender 12 months after the sale to come back for the shortfall. A pre-auction sale closes that door instead of leaving it open over your head for a year.
The credit angle
A foreclosure on your record vs. a private, voluntary sale. The difference shows up for years on every loan, every lease, every background check. One reads as a crisis. The other reads as a regular mortgage payoff.
The dignity angle
Leaving on your own timeline, with cash in hand and the time to pack the way you want, is a different experience than the day a notice gets posted on your door. We've seen both. We'd rather help you do the first.
The 2/3 appraisal rule — a reason to look closer
Here's something specific to Arkansas that you won't find in Tennessee or most other states: at a foreclosure sale, your home cannot legally sell for less than two-thirds of its appraised value. That sounds like a homeowner protection. And on paper, it is.
But here's how it usually plays out in Pulaski County. If the bidding doesn't clear that two-thirds floor, the property doesn't go back to you — it can be re-offered within 12 months without the floor in place. Meaning the lender gets a second swing, this time without the price protection.
What that really means: a quick foreclosure sale almost always leaves money on the table — and it leaves it for the lender, not for you. A pre-auction sale, even at a fair cash offer, can capture some of that difference and put it in your hands instead.
Your real options when foreclosure is on the line
We'll be honest about which one fits your situation — even when the answer isn't us.
Save the house
Call your servicer's loss mitigation department directly. Ask about reinstatement, repayment plans, forbearance, or a modification. If you have steady income and just hit a rough stretch, this is usually the cleanest outcome — and we'll tell you so.
List with a Little Rock Realtor
If you've got equity and the sale is at least 60 days out, the open market — Hillcrest, the Heights, West Little Rock, Maumelle — typically nets the most money. We can refer you to local agents who handle pre-foreclosure listings.
Sell to a cash buyer
If you need certainty, or the sale is close, or the house needs work you can't afford, selling directly to us locks a closing date and walk-away cash. No repairs, no showings, no commission, no buyer-financing falling through.
What we don't do
You've probably had a few of those calls already. We're not them.
- We don't pressure. If you need a week to think, take a week.
- We don't show up at your door unannounced — not in Geyer Springs, not in the Heights, not anywhere.
- We don't ask you to sign anything you haven't read carefully or had a third party look at.
- We don't dress up a low offer as a favor. A real number is a real number.
- We don't run a call center. When you call, you talk to Jeff. That's it.
A few honest questions before you decide anything
How would you like the next thirty days to look?
What would feel like a fair outcome for you and your family?
Would a quiet, ten-minute conversation be unreasonable right now?
Little Rock foreclosure FAQ
Can I sell my house if I'm in foreclosure in Arkansas?+
Yes. Until the gavel actually drops at the Pulaski County Courthouse, you still own the home and you still have the right to sell it. A lot of Little Rock homeowners assume the bank already took the house the second they got that first scary letter. They didn't. As long as the deed hasn't transferred, you can still sell to a cash buyer, list with a Realtor, or work out a deal with your lender — your choice.
How fast can a house be foreclosed on in Arkansas?+
Faster than most people expect, but slower than Tennessee. Federal law gives you a 120-day floor before the lender can officially start. After that, Arkansas non-judicial foreclosures need a 10-day pre-foreclosure notice, then a recorded Notice of Default, then a 60-day countdown, then four weeks of newspaper publication before the sale. Realistically, from your first missed payment to the courthouse steps is usually 6 to 9 months — sometimes longer if the lender is slow.
What is the two-thirds appraisal rule in Arkansas foreclosure?+
Under Arkansas law, a property at a foreclosure sale cannot sell for less than two-thirds of its appraised value. If the bidding doesn't clear that floor, the property may be re-offered within 12 months without the floor in place. It's a homeowner protection on paper, but in practice it often just means the lender gets another swing later. The cleaner play is almost always to sell before the auction, while you still control the price.
What happens after a foreclosure sale in Arkansas?+
After a non-judicial foreclosure sale in Arkansas, there is no right of redemption — once it's sold, it's done. You'll need to vacate the property. The new owner takes title. (Judicial foreclosures are different and carry a 12-month redemption right, but most Pulaski County lenders use non-judicial because it's faster and cheaper.)
Can the bank still come after me after foreclosure in Arkansas?+
Yes — and most Little Rock homeowners never get told this. After a non-judicial foreclosure sale, an Arkansas lender has 12 months to file a deficiency lawsuit against you for the difference between what you owed and either the fair market value or the sale price (whichever is less). Selling before the auction, even at a fair cash price, almost always closes that door.
Where do Pulaski County foreclosure auctions happen?+
Civil judicial foreclosures (commissioner's sales) are held in the rotunda of the Pulaski County Courthouse on Thursdays at noon, open to the public. Non-judicial sales happen at the courthouse or at the property itself, on a weekday between 9 a.m. and 4 p.m. — never on a weekend or holiday. Either way, the substitute trustee runs it, not the sheriff.
Where are Little Rock foreclosure notices published?+
Pulaski County requires the Notice of Default to run in a local newspaper for four consecutive weeks, be posted at the courthouse, and be posted online. The notice itself has to include — in conspicuous type — the statutory warning: "YOU MAY LOSE YOUR PROPERTY IF YOU DO NOT TAKE IMMEDIATE ACTION." If you've seen that line on a letter or notice, that's not the lender being dramatic. That's Arkansas state law.
Do I have to be in Little Rock to sell to Titan Property Investors?+
No. We're based an hour up the road in Heber Springs, Arkansas, and we close Pulaski County deals through Little Rock-area title companies and real estate attorneys. You sign locally — at a Little Rock title office or remotely with a notary if you've already moved — and the funds wire to your account at closing. Out-of-state heirs and family members handling a property remotely are a normal part of what we do.
En Español
Preguntas frecuentes sobre ejecuciones hipotecarias en Little Rock
Si está atrasado con los pagos de su casa en Little Rock o en cualquier parte del Condado de Pulaski, hay una manera privada de resolver esto. Sin letrero en el patio. Sin aviso en el periódico si actuamos a tiempo. Sin llamadas que usted no quiere contestar. Hablamos español — llame o envíe un mensaje al 501-449-2877.
¿Puedo vender mi casa si estoy en proceso de ejecución hipotecaria en Arkansas?+
Sí. Hasta que caiga el martillo en el tribunal del Condado de Pulaski en Little Rock, usted sigue siendo el dueño y todavía tiene derecho a vender. Muchas familias en Little Rock creen que el banco ya se quedó con la casa el día que llegó la carta certificada. No es así. Mientras la escritura no se haya transferido, usted puede venderle a un comprador en efectivo, ponerla en el mercado con un agente, o negociar con el prestamista.
¿Qué tan rápido pueden quitarme la casa en Arkansas?+
Más rápido de lo que la mayoría imagina, pero no de la noche a la mañana. La ley federal exige un piso de 120 días antes de que el prestamista pueda comenzar oficialmente. Después de eso, una ejecución no judicial en Arkansas requiere un aviso previo de 10 días, luego un Aviso de Incumplimiento registrado, una cuenta regresiva de 60 días, y cuatro semanas seguidas de publicación en el periódico. Del primer pago atrasado hasta la subasta en Little Rock suelen pasar de 6 a 9 meses — tiempo suficiente para resolver bien si se actúa pronto.
¿Mis vecinos, mis compañeros del trabajo, o la gente de la iglesia se van a enterar?+
Si llega a subasta, casi seguro que sí. El Aviso de Incumplimiento se publica en el Arkansas Democrat-Gazette durante cuatro semanas seguidas con su nombre y su dirección, y también se coloca en el tribunal y en línea — donde queda buscable para siempre. Si cerramos antes de que empiece la fase de publicación, nada de eso ocurre — ni letrero en el patio, ni casa abierta, ni aviso en el periódico.
¿Qué es la regla de los dos tercios del avalúo en Arkansas?+
La ley de Arkansas dice que una propiedad en subasta de ejecución hipotecaria no puede venderse por menos de dos tercios de su valor avaluado. Suena como protección — y en papel lo es — pero si las ofertas no alcanzan ese piso, la propiedad puede ofrecerse de nuevo dentro de 12 meses sin ese piso. Lo más limpio casi siempre es vender antes de la subasta, mientras usted todavía controla el precio.
¿Puede el banco venir por mí después de la ejecución?+
Sí — y casi nadie se lo dice. Después de una venta no judicial, el prestamista en Arkansas tiene 12 meses para presentar una demanda por la diferencia entre lo que usted debía y el valor justo de mercado o el precio de venta (lo que sea menor). Es lo que se llama un "deficiency judgment". Vender antes de la subasta a un precio justo casi siempre cierra esa puerta.
¿Tengo que estar en Little Rock para hablar con ustedes?+
No. Trabajamos en todo el Condado de Pulaski y todo el Noroeste de Arkansas. Cerramos a través de compañías de título locales. Puede firmar localmente o de forma remota con un notario, y los fondos llegan a su cuenta el día del cierre — incluso si una mudanza ya lo llevó fuera del estado.
Tres preguntas honestas antes de decidir
- ¿Cómo le gustaría que se vieran los próximos treinta días?
- ¿Qué resultado le parecería justo — para usted y para su familia?
- ¿Sería mucho pedir una llamada privada de diez minutos, antes de que se fije una fecha de subasta?
Si la respuesta es sí — llámenos o envíe un mensaje de texto. Lo que se sienta con menos presión.
Talk to Jeff about your Little Rock property
Real estate investor active in Central Arkansas — Little Rock, North Little Rock, Sherwood, Maumelle, Jacksonville, Cabot, Benton, Bryant. Familiar with Pulaski County foreclosure procedures and the Circuit Clerk's commissioner's sales. Cash offers — no banks, no appraisals, no contingencies. Close on your timeline, including before a scheduled auction date.
Whatever you decide, we hope the next chapter is a quieter one. And if we can be a small part of getting you there, we'd be honored.
Real homeowners. Real closings.
These are verified Google reviews from people who sold a house to Titan Property Investors. Read the rest on Google.
"I live out of state and my mother had passed away very unexpectedly and I had her house to handle. Mr. Campbell and his team made it easy. Honestly the best possible experience and not an easy case to deal with either. Very impressed and thankful."
"I had a rental property left in bad condition. I was in the middle of cancer treatment and just didn't have the time to mess with all the repairs. Jeff handled everything. It was such a relief."
"The process of selling my rental property to Titan was very easy. Working with Jeff and his team was professional, and the closing process was within 30 days. Would recommend this company for selling your property as is."
"I wasn't sure what to expect, but all of my concerns were put to rest after meeting Jeff and sharing my story with him. Jeff was so kind, very professional and compassionate with me and my situation."
"Everyone at Titan was super kind and very easy to work with. I live out of state and just wanted to get the best price quickly for my property. They were professional, courteous, and very knowledgeable. The process was so easy."
"The service was exceptional. Throughout the experience, I felt valued as a customer. Each company representative was responsive, thorough, transparent, and patient."