Sell Your Kentucky House Before the Master Commissioner's Sale
AuctionProof buys houses across Kentucky directly from owners who are behind on their mortgage and facing a court-ordered foreclosure sale. Because Kentucky foreclosures go through circuit court, you'll usually see a case number and a Master Commissioner's sale date rather than a courthouse-steps trustee auction. Either way, we can make a cash offer in 24 hours and, if you accept, move quickly enough to close and pay off your lender before that sale date. That cancels the sale because the debt is satisfied, not because anyone "stopped" it. You keep whatever equity is left after your loan and closing costs instead of leaving it on the table at auction.
How foreclosure auctions work in Kentucky
Kentucky is a judicial foreclosure state. Regardless of how a mortgage is worded, a lender generally cannot sell your home without first filing a foreclosure lawsuit in the circuit court of the county where the property sits and getting a judge to sign off on it. That court involvement is the single biggest difference between Kentucky and the non-judicial "trustee sale" states, and it's a large part of why Kentucky timelines tend to run longer.
Before suing, servicers typically send a written notice of default and, for most federally related mortgages, are required to wait until a loan is roughly 120 days past due before starting the foreclosure process. Once the lender files its complaint, you're served with a summons and generally have about 20 days to file a written answer with the court. If you don't respond, the lender can ask for a default judgment; if you contest the case, it can take considerably longer to resolve. From a missed payment to an actual auction date, the overall timeline in Kentucky is often many months and can stretch well past a year, particularly in contested cases or busy county dockets. That's noticeably longer than the weeks-long windows seen in some non-judicial states.
If the lender wins (or you don't respond), the court enters a judgment of foreclosure and order of sale. Kentucky courts generally require the property to be appraised before it can be sold, and the sale itself is conducted not by the sheriff, as in some other states, but by the court's Master Commissioner, typically at the courthouse, after the sale has been advertised in a local newspaper for a period set by the judgment.
Kentucky law also gives some former owners a post-sale right of redemption tied to that appraisal: if the winning bid at the Master Commissioner's sale comes in below roughly two-thirds of the appraised value, the owner (or certain lienholders) can typically redeem the property for up to about a year afterward by paying the purchase price plus interest. If the bid meets or exceeds that two-thirds threshold, redemption generally isn't available and the sale is usually treated as final once the court confirms it. Kentucky lenders can also generally pursue a deficiency judgment for the gap between what's owed and what the home brings at sale, so a completed auction doesn't automatically erase the remaining debt. Up until the Master Commissioner's sale is actually held, most owners can typically still sell the home, refinance, pay off the arrears, or work out an alternative with their servicer.
Serving homeowners across Kentucky
We buy houses facing foreclosure in cities and counties throughout the state, including:
Don't see your town? We buy homes throughout Kentucky, so get your free cash offer and we'll confirm coverage for your address.
Questions Kentucky homeowners ask us
Is Kentucky a judicial or non-judicial foreclosure state?
Kentucky is a judicial foreclosure state. A lender has to file a lawsuit in the circuit court where the property is located, serve you with a summons and complaint, and obtain a judgment of foreclosure and order of sale before the home can be auctioned. That's different from non-judicial "trustee sale" states, where a lender can foreclose out of court, and it's a big reason Kentucky cases usually take longer to reach a sale date.
What is a Master Commissioner's sale, and how does it differ from a sheriff's sale?
In Kentucky, once a court enters a judgment of foreclosure, it's the circuit court's Master Commissioner (not the county sheriff, as in some other judicial states) who has the property appraised and conducts the public auction, usually at the courthouse after the sale has been advertised for several weeks. The sale generally must be confirmed by the court afterward before it's considered final.
Can I redeem my home after the foreclosure auction in Kentucky?
It depends on the sale price. Kentucky law generally gives the former owner (and certain lienholders) up to about a year to redeem the property after the Master Commissioner's sale, but only if the winning bid was below roughly two-thirds of the court-ordered appraised value. If the property sold for two-thirds or more of that appraised value, that redemption right typically doesn't apply and the sale is usually treated as final once confirmed. Because that threshold can materially change your options, it's worth confirming your appraisal and sale numbers with an attorney rather than assuming either outcome.
Three steps, built to beat your sale date
We've closed in as few as 7 days, because the whole process is planned backward from one deadline: yours.
Tell us about the property
Share the address and your auction or sale date, online or over the phone. We research your home, local comps, and your foreclosure status the same day.
Same-day reviewGet a written offer in 24 hours
Your offer comes itemized, so you can see exactly how we got to the number. We'll walk through your alternatives too. No pressure either way.
The math is on the pageWe race the clock, you get paid
Accept, and we work directly with your lender, the trustee, and the title company to close before the sale date. You keep the leftover equity.
Close in as few as 7 daysHave a Master Commissioner's sale date scheduled in Kentucky?
Tell us about your property and your court case. We'll give you a straightforward cash offer within 24 hours and, if it works for you, move fast enough to close before your scheduled sale date.