Need to sell your house fast?
You've got options — let's talk through them.
Whatever's brought you here — a house you inherited, payments you've fallen behind on, a place that needs more work than you can put into it — I buy houses across Louisville and Southern Indiana, exactly as they are. A fair cash offer in 24 hours, no repairs, no agent fees, and no pressure. You deal directly with me.
Get Your Free Cash Offer
No obligations. I'll respond within 24 hours.
Why Homeowners Call Us
Selling shouldn't add to the stress.
No showings. No repairs. No agent commissions. Just a fair cash offer and a closing date you pick.
A Fair Offer, No Games
I base it on real local values — no lowballing, no pressure tactics.
Close on Your Timeline
Need to beat a sheriff's sale? We can move in as few as 7 days. Need more time? That's fine too — you pick the date.
What I Quote Is What You Get
No commissions, no closing costs, no repair deductions sprung on you at the table.
The Process
Three simple steps — and I'll walk you through each one.
From first call to cash in hand — here's how it works.
Tell Me About Your House
Call or fill out the form. No need to clean, fix, or stage a thing.
Get a Fair Cash Offer in 24 Hours
I'll look at the property and get you a no-obligation offer within a business day.
Pick Your Date & Get Paid
Accept, choose your closing date, and we handle all the paperwork through a title company.
We Can Help
Every situation's different — and I've helped people through most of them.
Foreclosure, an inherited house, a divorce, probate, fire damage, problem tenants, code violations, a job that's moving you out of state — none of it is new to me, and none of it is anything to be embarrassed about. Let's find the way forward that works for you.
Foreclosure — Indiana
Sell before the sheriff sale and protect your credit.
Foreclosure — Kentucky
Sell before the commissioner sale and move forward.
Inherited Property
Skip the hassle of repairs, cleaning, and listing.
Divorce
Quickly divide assets and move forward.
Probate
We work with attorneys to close smoothly.
Fire Damage
We buy fire-damaged properties as-is.
Problem Tenants
Sell your rental — we handle the tenants.
Code Violations
Facing fines? We buy properties with violations.
Relocating
Moving? Sell fast without listing or waiting.
Behind on payments? The sooner we talk, the more options you have.
Foreclosure timelines in Indiana and Kentucky run anywhere from 6 to 14 months, and there's usually more time to act than people realize — but it does run out. Selling before the lender steps in can protect your credit and let you walk away on your own terms. Even if you just want to understand where you stand, give me a call. No pressure, no judgment.
Call Roger: (502) 528-7273Real Stories
What Homeowners Say
Get Your No-Obligation Cash Offer
Find out what your home is worth in 24 hours. No fees, no pressure, no commitment.
- Fair offer based on local market values
- Close on your timeline — as fast as 7 days
- We pay all closing costs
Start Here
I'll respond within 24 hours.
Meet the Buyer
Roger Choate
Founder, Mortgage Forfeiture
I'm Roger Choate, founder of Mortgage Forfeiture. My family's roots run three generations deep in the Kentuckiana region — Kentucky on one side, and Southern Indiana on the other, where my wife grew up. We know these communities inside out: the neighborhoods, the people, and what a home really means here.
I started this company after watching too many local homeowners get squeezed — high commissions, expensive repairs, drawn-out listings, or worse, facing foreclosure with nowhere to turn. I wanted a better way: honest conversations, fair cash offers, and fast closings with no hidden agenda. When you reach out, you talk to me and my small local team — not a corporate machine or a call center. I'll listen to your situation first, then make you a fair, no-obligation offer based on real local values. We buy houses as-is, for cash, across Louisville and Southern Indiana. No repairs, no fees, no long waits — and no pressure, whether you're ready next week or just weighing your options.
Last updated: June 2026
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Cash Sale vs. Traditional Listing
See why selling directly saves you time, money, and stress.
Traditional Listing
Mortgage Forfeiture
Wholesaler
Resources
Latest Insights
Helpful articles for homeowners exploring their options.
Common Questions
Frequently Asked Questions
How fast can you close on my house?
We can close in as few as 7 days. Most of our closings happen within 7-14 days, but we'll work on your timeline. If you need more time, that's fine too — you pick the date. All closings go through a licensed title company for your protection.
Do you buy houses in both Indiana and Kentucky?
Yes. We buy houses across Southern Indiana (Clark, Floyd, Harrison, Scott, and Washington counties) and the Louisville, Kentucky metro area (Jefferson, Bullitt, Oldham, Shelby, Hardin, and Nelson counties). I serve both sides of the Ohio River — it's what sets us apart from buyers who only work one side.
How much do cash home buyers pay?
Cash offers are typically 50-85% of a home's after-repair market value, depending on condition, location, and needed repairs. But here's the key: after you subtract agent commissions (5-6%), closing costs (2-3%), and repair costs from a traditional sale, the net difference is often much smaller than people expect. See our full breakdown with real numbers.
Is there any cost or obligation to get an offer?
None at all. Getting a cash offer from us is completely free with zero obligation. We'll evaluate your property and present our offer — you can take it, leave it, or think about it. No pressure, no follow-up harassment, no strings attached.
Ready?
See What Your Home Is Worth
Tell me a little about your house and I'll get you a fair cash offer within 24 hours. It's free, there's no obligation, and nobody's going to hound you afterward. Worst case, you get an honest read on your options from someone local who's been doing this a long time.
Get Your Free Cash Offer
No obligations. I'll respond within 24 hours.