Sherwood · Pulaski County · AR
Stop Foreclosure in Sherwood, Arkansas
Behind on a Sherwood mortgage? Even though your house sits well outside downtown, your foreclosure runs through the Pulaski County Courthouse at 401 West Markham — same circuit court, same Thursday-noon commissioner's sales. Sherwood's Sylvan Hills schools and steady family-market demand mean equity is often there if we move before the sale date.
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Why Arkansas is different
Judicial foreclosure plus a 1-year redemption
Most Pulaski County foreclosures — including those in Sherwood — go through Arkansas circuit court. The lender files a complaint, you're served, and a judge ultimately enters a decree before a commissioner sells the property at the courthouse. That sounds slower — and usually it is — but slower is good when you're the homeowner. More notice, more court-supervised steps, more time to fix it.
Then there's the part that surprises almost everyone: Arkansas gives you a full one-year right of redemption after the sale. You can buy the property back from the high bidder for what they paid, plus costs and interest. That's one of the longest redemption windows in the country.
If your Sherwood home sells at the Pulaski County commissioner's sale on a Thursday in March, you have until that same Thursday next March to redeem it — pay the bid price plus statutory costs and take it back.
In practice this is rarely the right strategy on its own (raising that much cash in a year while displaced is hard), but it does mean Pulaski County deals stay alive longer than people assume.
How a Sherwood foreclosure actually unfolds
Both judicial and non-judicial sales end at 401 West Markham in downtown Little Rock — but the path to get there is different. Here's the realistic sequence for a Sherwood homeowner:
- 1
Day 1–120 — Federal pre-foreclosure window
Federal law requires servicers to wait 120 days from your first missed payment before they can officially start foreclosure. This is your most valuable stretch — every loss-mitigation option is still on the table and no court action has been filed.
- 2
Judicial path: complaint filed in circuit court
If the lender goes judicial (most common in Pulaski County), they file a foreclosure complaint with the Pulaski County Circuit Clerk and serve you. You have 30 days from service to file an answer. Doing nothing means default judgment.
- 3
Non-judicial path: Notice of Default recorded
If the lender goes non-judicial under the power of sale, you get at least 10 days notice that foreclosure is starting. From the recording of the Notice of Default, the sale cannot occur for 60 days.
- 4
Sale notices published in the Arkansas Democrat-Gazette
Judicial commissioner's sales must be published at least twice in the Democrat-Gazette legal notices. Non-judicial sales must run once a week for four consecutive weeks.
- 5
Auction at the Pulaski County Courthouse
Judicial sales: courthouse rotunda, Thursdays at noon, run by the court-appointed commissioner. Non-judicial sales: front-door entrance, run by the trustee or auction firm. Same building, 401 West Markham, Little Rock.
- 6
After the sale — the 1-year redemption clock starts
Arkansas gives the borrower a one-year right of redemption from the date of sale. The high bidder takes possession but title is not fully clean until that year runs out.
The cleanest exit is still before the courthouse. Even with the one-year redemption window, a controlled sale before the commissioner's gavel drops gets you a fair price, a clean title transfer, and money in your pocket instead of stretched out over a year of legal limbo.
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 loan servicer's loss mitigation department. Ask about reinstatement, repayment plans, forbearance, or loan modification. If you have steady income and just hit a rough patch, this is usually the best outcome.
List with a Sherwood-area Realtor
If you have meaningful equity and the case hasn't gone to commissioner's sale yet, the open market typically nets you the most money. We can refer you to local agents who handle pre-foreclosure listings.
Sell to a cash buyer
If you need certainty and speed — or the sale date is close — selling directly to us locks in a closing date and walk-away cash. No repairs, no showings, no commission, no court drama.
Sherwood & Pulaski County foreclosure FAQ
Is foreclosure here judicial or non-judicial?+
Both are legal in Arkansas, but most Pulaski County foreclosures are judicial — the lender sues you in circuit court for a decree of foreclosure (called a commissioner's sale). Some lenders use the non-judicial power-of-sale process under the deed of trust instead. Judicial is more common, and it leaves a clearer, earlier public record than Tennessee's trustee-driven process.
Where do the foreclosure auctions happen?+
Both types happen at the Pulaski County Courthouse, 401 West Markham Street, Little Rock, AR 72201. Judicial commissioner's sales are held inside the courthouse rotunda — Thursdays at noon. Non-judicial sales happen at the front-door entrance and are run by the trustee or auction firm, not the clerk's office.
Where are foreclosure notices published?+
The Arkansas Democrat-Gazette is the legal-notice paper of record for Pulaski County. Look in the classifieds under "Legal Notices" and "Foreclosures." Judicial foreclosure notices must be published at least twice. Non-judicial notices must run once a week for four consecutive weeks. Many sales also appear on private foreclosure-listing services online.
What is the Arkansas one-year redemption period?+
Arkansas gives the borrower a one-year right of redemption after most foreclosure sales — you can buy the property back for the bid amount plus costs and interest. This is one of the longest redemption windows in the country and it's very different from Tennessee, where there is none for standard foreclosures.
How long does the Pulaski County foreclosure process take?+
Federal law requires the lender to wait 120 days from your first missed payment before they can officially start foreclosure — that's your pre-foreclosure window. After that, in a judicial case you'll be served with a complaint and have 30 days to file an answer; if you don't, default judgment is entered and the sale moves forward. In a non-judicial case, you get at least 10 days notice that foreclosure is starting, then 60 days from the recording of the Notice of Default before the sale can occur.
What records can I pull on my own situation?+
The Pulaski County Circuit Clerk (pulaskiclerkar.gov) maintains case files for judicial foreclosures, including filing dates, case numbers, and scheduled sale dates. The Pulaski County Recorder/Register records all mortgages, deeds of trust, Notices of Default, and trustee deeds. Both offices sit at the same 401 West Markham address.
Can I stop foreclosure once it's started?+
Often, yes — and Arkansas usually gives you more runway than Tennessee. Reinstatement, forbearance, loan modification, short sale, listing with a Realtor, Chapter 13 bankruptcy, or selling to a cash buyer like us before the sale date. In a judicial case, even filing an answer to the complaint can buy meaningful time. We'll walk through every option honestly — even the ones that don't involve us.
Do I have to be local to sell to Titan Property Investors?+
No, and we're based right up the road — Heber Springs, Arkansas. We close Pulaski County deals through reputable Little Rock-area title companies and real estate attorneys. You sign locally or remotely with a notary, and funds wire to your account at closing.
Talk to Jeff about your Sherwood property
One phone, one person. No call center, no script. We'll talk through your situation and help you figure out the right next step — whether that's us or not.