How long Texas actually gives you
Homeowners hear “foreclosure takes forever.” In Texas it does not. After default notices, a posted sale can be a few weeks out. That is not enough time for a short sale if you start the week of the auction.
Cash can close faster if the payoff works. A short sale needs the lender to approve a payoff below the balance. That takes time you do not get by waiting.
Count backward from the first Tuesday on the notice, not from the day you finally opened the envelope. If you want to sell, start now. How we buy.