Facing Foreclosure?You Have Options. You Have Hope.
You’re not alone. Let’s talk.
For 18 years I have helped homeowners across Kankakee County and Chicago’s south suburbs find real solutions and a way forward. Tell me what’s happening and I’ll walk you through every option you have — including the ones that let you keep your home.
- Nothing you share here is public. Ever.
- No pressure to list. No pressure to sell.
- A real person reads every single one of these.
SFR® — Short Sales & Foreclosure Resource certified by the National Association of REALTORS®
Together, we can
- Look at every way to keep your home
- Protect the equity you’ve built
- Act fast to stop the foreclosure clock
- Give you a plan instead of a panic
You might be thinking…
- Will I lose my home?
- Will this ruin my credit?
- How much time do I have?
- Is it already too late?
I understand — and I’m here to help you explore every option available to you. Most homeowners who call me have more time and more choices than they realized.
Together, we can
Keep Your Home
We’ll look at all possible solutions to help you stay in your home.
Save Your Equity
Protect what you’ve worked so hard for.
Stop Foreclosure
I’ll act quickly to help stop the foreclosure process.
Compassionate. Confidential. Local.
You’re not just a file. You’re my neighbor. I truly care.
How foreclosure actually works in Illinois
Illinois is a judicial foreclosure state, which means your lender has to take you to court. That is slow — and slow is good for you. Here is the real timeline.
You fall behind
Under federal rules, your servicer generally cannot file for foreclosure until you are more than 120 days delinquent. In Illinois, after your second missed payment your lender must also send you a written 30-day grace period notice before it can file.
12 C.F.R. 1024.41 · 735 ILCS 5/15-1602You are served with a complaint and summons
You have 30 days from the date you were served to file your appearance and answer with the court. Doing nothing here is the single most expensive mistake homeowners make.
735 ILCS 5/15-1107You can still bring the loan current
For 90 days from the date you were served, you have the right to reinstate the mortgage by paying what is past due plus costs — and the case goes away.
735 ILCS 5/15-1602Your longest window — and your best one
Your right to redeem runs until 7 months from the date you were served, or 3 months from the judgment of foreclosure, whichever is later. This is usually the stretch where selling on your own terms protects the most equity.
735 ILCS 5/15-1603Notice of sheriff’s sale
The sale must be published for 3 consecutive weeks, with the last notice no fewer than 7 days and no more than 45 days before the sale date.
735 ILCS 5/15-1507Confirmation and possession
The court still has to confirm the sale. Even then, possession generally cannot be enforced until 30 days after the order confirming the sale.
735 ILCS 5/15-1604 · 735 ILCS 5/15-1701(h)The bottom line: from your first missed payment to the day you would actually have to leave, most Illinois homeowners have many months — often more than a year. Time is the one asset you still control, and it shrinks every week you wait. The earlier we talk, the more of these doors are still open.
Let’s talk. No pressure. Just answers.
A free, confidential consultation could be the first step toward a better tomorrow.
815-735-9594Tell me what’s going on
The more you can share, the faster I can tell you exactly what options you have. If you don’t know an answer, skip it or write “not sure” — an incomplete form is far better than no form.
Your information goes only to Dawn Olson. It is never sold, shared, or published. — Dawn Olson, Licensed Illinois Real Estate Broker, McColly Real Estate. Equal Housing Opportunity.
What happens after you hit send
1. It stays private
Your form comes straight to me. No call center, no lead list, no one else reads it.
2. I reach out
Within one business day, the way you asked me to — call, text, or email.
3. We map your options
Reinstatement, loan modification, selling with equity, short sale, or simply more time. All of it on the table.
4. You decide
You are never obligated to list with me or to do anything at all. The conversation is free either way.
Where I fit — and where I don’t
I want you to have good information, even if none of it comes from me.
What SFR® actually means. I hold the Short Sales and Foreclosure Resource certification from the National Association of REALTORS®. It is specific training in how distressed sales, short sales, and foreclosures work — how servicers and their loss-mitigation departments operate, how to price and market a property that is underwater, and how to keep a transaction alive through a lender approval process that most agents rarely touch. It means when you call me, you are not explaining the basics to someone who is learning on your file.
I am a licensed Illinois real estate broker. I am not an attorney, a lender, a mortgage servicer, a credit counselor, or a government agency. Nothing on this page and nothing I tell you is legal, tax, credit, or financial advice, and no attorney-client relationship is created by contacting me. Deadlines in a foreclosure case are real and unforgiving — if you have been served with a summons, please talk with an attorney about your court deadlines.
Free help that is not me: HUD-certified housing counseling is free and independent. Reach the HOPE Hotline at 1-888-995-HOPE (4673), find a counselor through the Illinois Housing Development Authority, or search the CFPB housing counselor directory. If someone asks you for an up-front fee to “save” your home, that is a red flag — report it to the Illinois mortgage fraud hotline at 1-800-532-8785.
I never charge you a fee to talk. Not for the consultation, not for reviewing your situation, not for telling you that the best move is one that doesn’t involve me at all.
You’re not alone. Let’s talk.
Call or text me directly — 7 days a week. If it’s easier to type than to talk, the form above works just as well.
815-735-9594