After 90–120 days of missed payments, your lender files a notice of default (lis pendens). This starts the foreclosure clock. Depending on your state, you have anywhere from 90 days to 18+ months before the sheriff's sale. Virginia is a non-judicial foreclosure state — the process can move in as little as 60–90 days after the notice of sale is filed.
Fastest option. An investor buys your home as-is, pays off the mortgage at closing, and you walk away with whatever equity remains. If you owe $180,000 and an investor pays $210,000, you net $30,000 minus closing costs. Close in 14–21 days — well before a foreclosure sale date in most cases.
If you owe more than the property is worth, a short sale lets you sell for less than the mortgage balance with lender approval. Slower (60–120 days for lender approval) but avoids foreclosure on your credit record. Credit impact is still significant but less severe than a completed foreclosure.
Contact your lender directly. Many have hardship programs — temporary payment reduction, forbearance, or permanent modification. This keeps you in the home but requires income to sustain the modified payment. Best if your hardship is temporary.
The property goes to sheriff's sale. You receive no proceeds above the mortgage balance and fees. The foreclosure stays on your credit for 7 years. You lose all equity. Acting — even imperfectly — almost always beats waiting.
Dan White is a licensed Virginia real estate agent at Pearson Smith Realty and founder of FreeDealCalc.com. He has been investing in real estate for 20+ years.