Home / A sale date on the house
How FALCO helps
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.
Is this you?
Who we help here.
We usually hear about these from trustee sale notices published across Tennessee, lis pendens and notice of default filings, or a call from you.
- Homeowners with a trustee sale date
- Families behind on a parent's mortgage
- Owners who want the numbers before deciding
What gets sold
What we can route.
- Homes
- Land
- Small rental properties
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.
We read the filings
Trustee notices are public record. We read them daily, so we reach you while there's still time.
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.
We sell before the date
A state-licensed Tennessee firm runs the sale, timed to close ahead of your trustee date.
What it costs
Nothing to you.
- No listing fee and no commission from your side.
- The buyer pays a 10% premium on top of the winning bid.That is how the auction firm and FALCO are paid.
- If it doesn't sell, you owe nobody anything.
Straight talk
What you should know.
- We don't buy your houseIf we did, every dollar we made on the spread would be a dollar out of your equity.
- No cost to youThe buyer pays a 10% premium on top of the winning bid. If it doesn't sell, you owe nobody anything.
- We'll tell you if it won't workIf nothing clears the loan, we say so and point you to a short sale, a modification or counsel instead.
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.
Next step
Ready when you are.
Free, and nothing is owed either way.
Not quite your situation?
- A death in the familyThe house, the truck, the guns, the collections. Settled without giving them away.
- A business is closingEquipment, fleet, inventory and the building. Sold to buyers who compete, not hauled off.
- Bankruptcy or receivershipFast, transparent sales with a record that holds up in front of the court.
- A lien that has to be enforcedAbandoned boats, vehicles and units. Sold by the book so the title holds up.
- Land or a building that won't sellVacant land, commercial buildings and tax-delinquent parcels, in front of a room that wants them.