I'm 60 days behind on my mortgage. Should I list now or wait?

List now. Here's the math behind the urgency.

At 60 days behind: you typically have not yet received a Notice of Default. A normal listing at market price, full negotiating leverage, and a clean sale are all still possible. You may even be able to bring the loan current with sale proceeds and walk away with equity.

At 90 days behind: Notice of Default is usually filed. You're now in the 4-5 month foreclosure timeline. A normal sale is still possible if you list immediately, but the clock is ticking.

At 120+ days behind: Notice of Trustee's Sale is approaching or filed. Your options narrow significantly — primarily to short sale (requires lender approval and 60-90 day negotiation) or letting the auction happen.

Beyond the timing math, there's the emotional math. The stress of falling further behind doesn't go away by waiting — it compounds. Most clients who delayed the decision tell me their biggest regret was not listing 60-90 days earlier.

A 20-minute call costs you nothing. Roger has handled many pre-foreclosure listings and will give you an honest read on your specific options.

I can give you a better answer with more information. Every situation I've handled in 18 years has had its own wrinkles. To talk it through with someone who's done this before: (510) 504-0402 during business hours, (406) 205-9003 anytime, or roger@grubb.net.