Facing Pre-Foreclosure in Sarasota or Charlotte County? We Can Help.

Understanding Pre-Foreclosure and Lis Pendens in Florida

If you've received a lis pendens notice in Sarasota or Charlotte County, your lender has filed a legal action to begin the foreclosure process. But here's what most homeowners don't realize: a lis pendens does not prevent you from selling your home.

Under Florida Statute §48.23, a lis pendens is a notice of pending litigation — it's filed with the county clerk to put potential buyers on notice that there's a legal claim against the property. It does not mean the property is seized, and it does not expire on its own. But you can sell the property and satisfy the lender's claim at closing through the title company.

The Florida foreclosure timeline works in your favor — it's a judicial process that typically takes 6–12 months from lis pendens filing to auction. That means you have time to act. Offer SRQ can often close within 2–3 weeks of first contact, well before the auction date.

Why acting fast matters: Florida had the worst state foreclosure rate nationally in late 2025 — 1 in every 1,829 housing units, with 8 straight months of year-over-year increases (ATTOM, October 2025). The Tampa MSA (which includes Sarasota and Charlotte counties) had the highest foreclosure rate among metro areas with 1M+ people at 1 in 1,373. The volume means courts are backed up, which gives you more time — but lenders are also getting more aggressive about pursuing judgments.

What happens when you sell to us in pre-foreclosure: We make a cash offer on your home's current value. At closing, the title company pays off your mortgage, any delinquent payments, late fees, and the lender's attorney fees from the sale proceeds. If there's equity remaining after the payoff, you keep it. If the home is underwater (you owe more than it's worth), we can discuss a short sale with your lender — though this requires lender approval and takes longer.