Built to keep your equity.
We find Tennessee homes headed for the courthouse and route them to a marketed auction, before the trustee sale takes what you've spent years building.
Why we exist
Two of three ways
out end at zero.
When a home heads for the courthouse the bank takes it, or a cash buyer takes most of it. Both are the default.
The third way, keeping the equity and still hitting the lender's deadline, only happens if someone builds it. So we did.
Who you are
Three ways in.
Whichever one is yours, the numbers are on the table from the first conversation.
Homeowners
There's a sale date on your house. Get all three numbers before you sign anything.
Get my numbers →
Buyers
Equity-positive Tennessee homes with clean title. Before the MLS, before Auction.com.
Register for access →
Auction firms
Qualified sellers with verified equity and real deadlines. You run the sale.
Partner with us →The math
Run your numbers.
One house, three exits. Move the sliders. This is the same arithmetic we put in writing on the first call.
Start from a county median
Medians per Redfin and Zillow, December 2025.
The gap between those last two, $106,320, isn't a service fee. It's the price of speed, paid out of your pocket.
Show the math →Illustrative, not an appraisal or an offer. Your real numbers depend on condition, title, lien position and the sale date. Trustee-sale range assumes a third-party bidder at 67.6% of value, the Q2 2026 national average reported by Auction.com; surplus is paid only after junior liens and only if you claim it.
How it works
Three steps.
Stop after any one of them. Nothing is owed either way.
Step 01
We read the filings
Trustee notices are public record. We read them daily, so we reach you while there's still time.
Step 02
You get all three numbers
A free 15-minute call: what the trustee sale, a cash offer and an auction each leave you. In writing.
Step 03
We sell before the date
A state-licensed Tennessee firm runs the sale, timed to close ahead of your trustee date.
Every filing we can reach, across Tennessee, every business day.
Get your numbers →The incentive
We don't buy
your house.
If we did, every dollar we made on the spread would be a dollar out of your equity.
Instead we're paid from the buyer's premium, the way auction houses have been paid for two hundred years. So we have no reason to push your price down and every reason to push it up.
Common questions
Straight answers.
Wait, is this the foreclosure auction at the courthouse?
No. The trustee sale at the courthouse is exactly the thing we're trying to prevent. That's a 60-second formality on the courthouse steps where the bank takes the property for the loan balance and your equity disappears. What we run is a marketed public auction through a state-licensed Tennessee auction firm: photos, advertising, a 30-to-60-day campaign, a defined sale day, and buyers competing openly on price. Two completely different things. One takes your equity, the other captures it for you.
Do I have to sell?
No. We'll show you the math: what a marketed sale would yield, what a typical cash buyer would pay, and what happens if the trustee sale goes through. If the numbers don't make sense for your situation, we'll say so plainly and you decide.
How is this different from a cash buyer / wholesaler?
A cash buyer (wholesaler, iBuyer, 'we buy houses' operator, whatever flavor) purchases your house at a discount, fast, then resells at market. The speed-discount is the trade. We don't buy your house at all. We market it to the open buyer pool through a state-licensed Tennessee auction firm with a 30-to-60-day campaign and let the highest bidder set the price. Same urgency. Same finality of sale. The equity goes home with you instead of with the buyer.
What if the auction doesn't sell for enough?
Marketed auctions in Tennessee typically land between 85% and 95% of full retail when properly run. If a property clearly won't clear a number that makes sense for you, we won't list it. We'll tell you up front. Sometimes a cash offer or even letting the trustee sale happen is the right answer for the math. We'd rather tell you that than waste both our time.
What does it cost me?
Zero dollars out of pocket. No listing fee, no upfront cost, no commission from your side. The auction partner is compensated by a standard 10% buyer's premium paid on top of the winning bid by the buyer. If the property doesn't sell, you don't owe anyone anything.
How long does this take?
Typical timeline is 45 to 75 days from when you decide to list to when the sale closes. We can run shorter windows (21 to 30 days for online-only marketed auctions) if your trustee sale date is very close. Our partner will reach out to your lender about postponing the foreclosure so the auction has time to run. We can't guarantee the lender agrees, but most do when there's an active marketed sale on the property.
Who are the buyers?
Cash buyers and active investors who have pre-registered for Tennessee inventory access. We notify them first when a new property lists. Standard 10% buyer's premium, clean title, pre-verified. The same model professional auction houses have used for decades.
How do I get started as a seller?
Use the form on the homeowner page or email us at falco@falco.llc with your property address, your estimated mortgage balance, and your trustee sale date if there is one. We'll come back to you within one business day with the math for your specific situation. No pressure, no pitch, no 'come to our webinar.' Just real numbers.
Get the math before
you sign anything.
Thirty minutes to learn what your house would actually clear is the highest-paying half hour you'll ever work. We'll do it free, even if you go elsewhere.