Pre-Foreclosure Options

By Mark Tooley

Falling behind on mortgage payments can feel scary, but if you’re in pre-foreclosure here in Indiana, there’s still time to take control.

There are many options available, but the most commonly used pre-foreclosure option in Indiana is the Loan Modification. In fact, over 30,000 mortgage restructurings were completed in Indiana in 2024 alone, making this a key tool for homeowners looking to avoid foreclosure. Every situation is different so modifying your loan may not be your best option. You may explore other options like:

Forbearance – Temporarily pause or reduce payments during hardship

Sell Before Foreclosure – You may still have equity and time to sell

Short Sale or Deed in Lieu – Lender-approved alternatives to foreclosure

State & HUD Assistance – Free counseling and possible support programs

Give me a call if you have any questions about the options above or about your unique situation! I offer completely confidential, no-pressure conversations to help you understand your options and take the next best step. You don’t have to go through this alone!

Contingent vs. Non-Contingent Offers: What You Need to Know

By Jill Friend

Are you thinking about buying a new home before you sell your current one? You’ll likely face one big decision: should your offer be contingent on the sale of your home? Or can you make a non-contingent offer?

Here Is What You Should Know First:

A contingent offer means your purchase is dependent on the sale of your current home. This can make the offer less appealing to sellers; however, it can also act as a safety net to avoid paying two mortgages.

Here Are Some Contingent Pros And Cons To Consider:

PROS:

● Gives you financial peace of mind

● Avoids owning two homes at once

● Allows you to use funds from your current sale for the new purchase

CONS:

● May weaken your negotiating power

● May be overlooked in multiple offer situations

● Could create stressful simultaneous timelines

Ways To Strengthen Your Contingent Offer:

○ Have your current home listed or under contract

○ Get fully pre-approved

○ Be flexible with closing timelines

When Does A Non-Contingent Offer Make Sense?

If you’re in a position to purchase without relying on selling first, through cash savings, a bridge loan, or a home equity line, you can make a cleaner, stronger offer. Just be sure you’re financially prepared for carrying two mortgages, if needed.

There’s no one correct answer. It depends on your specific situation, the market at that time. That’s where working with a knowledgeable real estate professional comes in. Let’s discuss your options and find the best strategy to help you move forward.

A Message from Paul: Navigating a Changing Market



It’s hard to believe we’re already more than halfway through the year. As you can see from

Mark and Jill’s insights, 2025 continues to unfold much differently than recent years. The

market has shifted into a pattern of starts and stops—similar to other transitional periods

we’ve experienced in the past.

Today’s consumers are more cautious, adopting a “wait and see” approach instead of acting

out of urgency or fear of missing out. As Mark mentioned, some homeowners are feeling

real pressure around their monthly payments. And as Jill pointed out, there’s no one-size-

fits-all solution when navigating buying or selling in this climate.

That’s where we come in.

We’re always available to sit down and explore the options that make the most sense for

your unique situation. Whether you’re buying, selling, or just weighing your next move, we

take pride in helping our clients identify solutions that align with their long-term goals—no matter what the market looks like.

On the commercial side, activity remains strong. Many companies continue to plan for

growth, especially in sectors like retail, food service, commercial banking, and parts of the

industrial market.

We’re also seeing a growing demand for business intermediary services. More business

owners are beginning to think about their next chapter—whether it’s selling to a third party

or passing the company on to the next generation. Clients continue to trust us for accurate business valuations and guidance through these important transitions.

At the same time, we’re seeing a new generation of entrepreneurs who are exploring the idea of buying a business rather than starting one from scratch. In many cases, this is the smartest and most strategic option—and we’re here to help with that as well. We currently have several businesses actively seeking their next owner, with more opportunities on the horizon.

If you or someone you know could benefit from any of our services, don’t hesitate to reach

out. All conversations are confidential, and there’s never any pressure—just honest

guidance and experienced support.

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