Key facts for Colorado homeowners
- Most Colorado foreclosures go through the county Public Trustee. The official start is a recorded Notice of Election and Demand (NED); the sale is usually set about 110–125 days later unless it's postponed.
- You can usually cure (catch up) up to noon the day before the sale, but you must file a notice of intent to cure with the Public Trustee at least 15 days before the sale.
- Colorado has no owner redemption period after the sale. Once it's sold, it's gone.
- A short sale is when your lender agrees to accept less than you owe. It needs the lender's written approval, and lenders don't have to review an offer received within 37 days of the sale date. Starting early matters.
Where are you right now?
I'm current, but I owe more than my home is worth
You have time. Let's look at options before anything goes wrong.
I've missed a payment or two
This is "pre-foreclosure." It's the best time to act; most options are still open.
I got a letter from the Public Trustee
The foreclosure clock has started. See exactly what happens next and when.
A sale date is set
Call or text 720-936-7873 today. Every day counts.
How we help
1. Free 30-minute consultation
We review your loans and liens, where you are in the timeline, and what you want to happen.
2. A clear plan
Keep the home, sell and keep your equity, or a short sale. We'll also tell you when another professional (attorney, CPA, housing counselor) is the right call.
3. We do the work
Pricing, listing, the lender package, negotiating with every lien holder, and a clean closing.
Why homeowners call Simon & Ewelina
- 20+ years in Colorado real estate and investing, from Colorado Springs to Fort Collins.
- A husband-and-wife team. Talk with Simon or with Ewelina, whoever you're more comfortable with.
- English and Polish.
- We're at every showing in person. Your home is never left open with a lockbox, and we meet every buyer and agent.
- Straight answers. If a short sale isn't your best option, we'll say so.
Common questions
Is the consultation really free?
Yes. There's no cost and no obligation for the consultation. If we list and sell your home, our commission is normally paid from the sale proceeds; in a short sale, it's paid only if your lender approves the sale.
Do I have to be behind on payments to do a short sale?
Usually, yes. Most lenders won't consider a short sale while you're current, and FHA and VA loans generally require you to be behind. Please don't stop paying on purpose; that can cost you your home and hurt your credit. Talk to us or a housing counselor first.
Will a short sale stop my foreclosure?
Not by itself. The foreclosure keeps moving until the lender agrees to postpone it or approves the short sale. Lenders don't have to review an offer received within 37 days of the sale date, so it's important to start early.
Will I owe taxes on a short sale?
Possibly. Forgiven mortgage debt is usually reported on a 1099-C, and the federal exclusion for forgiven mortgage debt on a main home expired for debt forgiven after 2025 unless Congress extends it. Other exceptions (like insolvency) may apply. Please talk with a CPA.
How does a short sale affect my credit compared with foreclosure?
Both hurt your credit. In general, waiting periods to buy again are shorter after a short sale for conventional loans (about 4 years vs. about 7 after foreclosure). Rules differ by loan type, so please talk with a lender.
Talk it through with a real person, free
A free, confidential 30-minute consultation. We'll look at your loans, your timeline and your goals, and lay out every option, even the ones that don't involve us. English or Polish.