In all likelihood, only a tiny percentage of our readers will ever face foreclosure, but some of you may know someone who is.

A friend. A coworker. A family member. A neighbor.

Someone who says “I got this”—but behind closed doors, they’re not sure what to do next.

Over the past several months, we’ve been quietly helping homeowners across Garfield County who are navigating foreclosure. This week, we want to share what we’ve learned—because you might be the one who helps someone around you preserve their equity, their options, and their dignity.

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🔍 What Foreclosure Really Looks Like

Foreclosure doesn’t happen overnight. It starts with missed payments—but the reasons are rarely simple.

A lost job. A serious health issue. Family disruption. A mental health crisis. Addiction.

From there, a Notice of Election and Demand (NED) is filed, and the public foreclosure timeline begins.

• The lender wants the loan brought current.

• The public trustee administers the foreclosure sale process.

• The law firm communicates deadlines and demand letters.

• And sometimes, a realtor steps in to help sell the home and preserve the owner’s equity.

The most favorable options exist early in the process—weeks or even months before the sale date. But many homeowners wait too long. It’s not from carelessness—it’s from overwhelm, fear, and often the belief that “I got this.”

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📘 Real Stories From Our Work in Garfield County

We’ve worked with local homeowners in very different foreclosure situations. Each story is unique, but the lesson is the same: the earlier someone seeks help, the better their options.

1. Title Lost to a Small HELOC—But It Didn’t Have to End That Way

One homeowner we’ve supported over the past few months had fallen behind on both a primary mortgage and a smaller HELOC. The HELOC lender, a month ahead in the foreclosure timeline, took title at auction after no one else stepped in to bid.

That lender now had the right to pay off the larger first mortgage and potentially sell the home as is—walking away with $200,000–$300,000 in equity that would otherwise belong to the homeowner.

We had explored multiple options with the owner:

• Filing an intent to cure

• Finding an investor partner to renovate and sell

• Trying to buy time with legal and financial tools

But time moved on—and despite our efforts, trust and action didn’t come in time.

2. A Foreclosure Sale Next Week—And Still a Chance to Help

In another case here in Garfield County, a homeowner is facing a foreclosure sale scheduled for next Wednesday. The outstanding balance is around $150,000—but the home’s market value is estimated near $700,000.

Although we weren’t able to connect with this homeowner in time, even now, there’s still a window of opportunity. We have clients who may be able to make a last-minute cash offer, helping the owner avoid the auction and recover a substantial portion of their equity.

But this is what makes foreclosure so difficult:

It’s not just about numbers—it’s about timing, relationships, trust, and willingness to act.

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Can someone really lose their home over a small second mortgage?

✔ Yes. If the second lienholder forecloses first, they can take title—even if the primary mortgage is still active.

If I know someone behind on payments, how early should they act?

✔ Immediately. Filing an “intent to cure” or listing the property early creates the most options and preserves the most equity.

Can someone still sell a home even with a foreclosure date set?

✔ Yes—up until the moment of sale, the owner may still have a right to cure, sell, or find another legal solution.

What if they say “I’ve got it handled”?

✔ Encourage them gently. Many people wait too long. A caring introduction to the right help may change everything.

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💬 The Role You Can Play

You might not be the one receiving foreclosure notices. But someone in your world could be—and your voice might be the one they trust. If you’re concerned about someone, you don’t need to have all the answers.

Sometimes, it’s as simple as saying:

“Would you be open to talking to someone who knows how this works?”

We’re here for those conversations—confidential, pressure-free, and focused on solutions.

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📥 Free Resource: Download Guide for Colorado Homeowners Facing Foreclosure

A quick-read guide that outlines the timeline, options, and steps someone can take to protect their home and equity.

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🧭 What Happens and When – Simplified Timeline

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We believe in protecting people, not just properties. In Garfield County and beyond, a few quiet crisis are unfolding regularly—but also quiet opportunities to help.

If someone you know is in trouble, don’t wait. We’re happy to speak with them—or with you—about what’s possible. Time may be limited, but compassion and clarity are always available.