Kairos Service LLC · Michelle Lee, Broker
Facing Foreclosure? Your Options Before the Sale Date
A foreclosure notice is frightening, but it is not the end. Michelle Lee explains how the process works on both sides of Kansas City and what you can still do.
Kairos Service LLCIf you have received a foreclosure letter, you are probably feeling a mix of fear, embarrassment and exhaustion. Please know that this happens to hardworking, responsible people, and it is not the end of the road. You may have more time and more choices than you think. Michelle Lee will help you understand the steps ahead and the options available before a sale date, one calm conversation at a time.
Your options
- Work with your servicer. Ask about loss mitigation, such as a repayment plan or a loan modification. A free HUD-approved counselor can help you prepare. The Homeowner's HOPE Hotline is 888-995-4673.
- Sell the home the traditional way. Selling before the sale date can pay off the loan and may protect any equity you have.
- Short sale. If you owe more than the home is worth, the lender may agree to accept less. Learn how in our short sale guide for Kansas City.
- Investor buyer introductions. If time is tight, we can connect you with buyers. Kairos is a brokerage, not a direct buyer.
We cannot promise to stop a foreclosure, and neither should anyone else. We can help you see where you stand.
What makes moving before the sale date hard, and how we handle it
- The clock. We begin by identifying your notice, the court or trustee, and the date, then plan backward.
- Payoff and approvals. A sale must satisfy the loan, or the lender must approve a short sale. We prepare complete packages and keep following up.
- Emotional weight. Hard decisions are easier with plain answers. We never rush you.
Foreclosure in Kansas City: two states, two processes
Kansas side (Johnson and Wyandotte counties)
Kansas foreclosure is judicial. The lender files a lawsuit, and a judge orders the sale, which the sheriff conducts. Kansas Legal Services explains that a foreclosure generally cannot start in the first 120 days after you fall behind. Johnson County posts upcoming sales online, and Wyandotte County holds mortgage foreclosure sales on Tuesdays at 10:00 AM. After a sale, K.S.A. 60-2414 provides a redemption period, commonly 12 months, though it can be three months in some cases. If you are served with court papers, ask an attorney right away. Our Kansas foreclosure guide goes deeper.
Missouri side (Jackson County)
Missouri homes are generally financed with a deed of trust, so a trustee can sell without a lawsuit. RSMo 443.310 requires at least 20 days' notice of the sale and says it must be held in the county where the property sits. Recent notices place Jackson County sales at the courthouse in Kansas City, so check your own notice for the exact place and time. Our guide to stopping foreclosure in Missouri covers more.
Beware of scams. Anyone who demands a large upfront fee or asks you to sign over your deed is a red flag. Review the warnings on the 995HOPE scam page.
How it works
Step 1: Gather your notices
Bring your latest letter, loan statement and any court papers. Request your free, no-pressure home evaluation or call.
Step 2: Understand your timeline and choices
Michelle reviews your dates and explains realistic options, including whether a sale could close in time.
Step 3: Take the path that fits
If you choose to sell, we handle the listing, lender communication and paperwork. If you choose to work with your servicer instead, we can point you to free counselors.
Why Michelle
Michelle Lee is Founder and Managing Broker of Kairos Service LLC, licensed in Kansas and Missouri, a REALTOR, and SFR (Short Sales and Foreclosure Resource) certified. She has 26 years of experience in HUD, foreclosure and distressed assets, a 5.0 Zillow rating, and has helped more than 3,000 families.
Frequently asked questions
How long do I have before my house is sold at foreclosure?
It varies by state and by your loan. In Kansas the court process comes first, and the sheriff then sets a sale. In Missouri a trustee's sale requires at least 20 days' notice. Your notices and your servicer will give the dates that apply to you.
Can I sell my house while in foreclosure?
Often yes, if you sell and close before the sale date, or if your lender approves a short sale. A sale that closes may also pay you any equity that remains. Talk to us and to a housing counselor or attorney about your timeline.
Is there free help for homeowners facing foreclosure?
Yes. The Homeowner's HOPE Hotline at 888-995-4673 connects you with HUD-approved housing counselors at no cost, and Kansas Legal Services helps eligible Kansans. Be careful of anyone who asks for large upfront fees to stop a foreclosure.
Does Kairos buy houses or stop foreclosures?
No. Kairos is a brokerage, not a direct buyer, and we cannot promise to stop a foreclosure. We can explain your options, help you list or sell, pursue a short sale, or connect you with investor buyers.
You do not have to face this alone
Call 888-343-5550. Email kchomes4u.net@gmail.com or visit 5251 W 116th Pl #200, Leawood, KS 66211. Start with a free, no-pressure home evaluation.
Disclaimer: This page is general information, not legal, tax or financial advice, and it is not a guarantee of any price, timeline or outcome. Laws, court procedures and sale schedules change, so confirm details with the court, your lender or servicer, and a licensed attorney or tax professional. Kairos Service LLC is a real estate brokerage and is not a direct buyer of homes. Options depend on your loan, your property and your situation.
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