A Local Direct-Buying Option for Difficult Properties
Mortgage Forfeiture is my local direct-buying business. Whatever brought you here—an inherited house, missed payments, or a place that needs more work than you can take on—I can review it as-is and explain a direct-sale option without pressure. Selling in the city? See the dedicated Louisville house-buyer guide.
Get Your Free Cash Offer
No obligation. I usually follow up within one business day.
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
If timing matters, I review the title, payoff, ownership, and closing requirements before proposing a realistic date.
See the Numbers Before You Sign
The contract and title-company settlement statement show cost allocations, required payoffs, and estimated net proceeds.
The Process
Three simple steps — and I'll walk you through each one.
From the first call through a professional closing — 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.
Review a Clear Written Offer
I review the property, ownership, and known closing requirements before preparing any no-obligation written offer.
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
A completed sale before the scheduled sale may stop the foreclosure; timing and credit outcomes vary.
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.
Contact your mortgage servicer, a foreclosure attorney, or a HUD-approved housing counselor promptly. A completed sale with lender payoff before a scheduled sale may stop the foreclosure, but no buyer can guarantee timing or credit outcomes. If you also want to discuss a direct-sale option, call me without pressure or judgment.
Call Roger: (502) 528-7273Get Your No-Obligation Cash Offer
Ask Roger to review your property and explain a no-pressure direct-sale option.
- Fair offer based on local market values
- Get a proposed timeline after title and payoff review
- No company fee or agent commission
Start Here
I usually follow up within one business day.
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 to give local owners another way to sell a difficult property. When you reach out, you talk to me and my small local team—not a national call center. I review the home, ownership, condition, and closing requirements before preparing any written offer. Mortgage Forfeiture buys houses as-is across its stated Louisville-metro and Southern Indiana service area. There is no company fee or agent commission, and the contract and settlement statement show the complete terms before you sign.
Last updated: June 2026
Compare Options
Cash Sale vs. Traditional Listing
Compare the complete written terms, contingencies, preparation, and estimated seller net.
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?
Timing depends on title, payoff, ownership, occupancy, lender, court, and closing requirements. After reviewing those details, Roger can propose a realistic closing date. Closings go through a professional title company.
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?
There is no responsible universal percentage. Roger reviews relevant nearby sales, the property's current condition, the work and risk involved, and available title information before preparing a written offer. Compare the complete offer and estimated settlement statement with a broker's market analysis and likely listing costs. See the side-by-side comparison.
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?
Request a Written Property Offer
Tell me a little about your house. I usually follow up within one business day, and a written offer follows property and title review. There is no obligation and no pressure.
Get Your Free Cash Offer
No obligation. I usually follow up within one business day.