Foreclosure resource hub
Facing foreclosure in Horry County? Start with facts, not fear
South Carolina handles foreclosure through the courts, which means the paperwork you receive carries real deadlines — and also that the process is verifiable. This hub explains the sequence, the vocabulary, and the options that exist at each stage.
The short answer
- South Carolina foreclosure is judicial: a case is filed, served, and resolved through the courts.
- In Horry County, cases are commonly referred to the Master in Equity, which also handles sale scheduling.
- A summons and complaint is a legal deadline. Take it to a South Carolina attorney or a HUD-approved housing counselor immediately.
- Options generally narrow as the calendar advances, which is why early, documented action matters.
- Verify every date and claim with the court, your attorney, or the servicer number on your own statement.
The sequence, in plain language
Missed payments and servicer outreach
Late notices, phone calls, and letters typically come first. Reading them matters more than most homeowners expect: the letters usually name the loss-mitigation department and describe how to request a review. If a payment has been missed, our guide on what to do after a missed mortgage payment covers the practical first steps.
Referral and filing
If the delinquency continues, the servicer may refer the loan to counsel and a foreclosure case may be filed. Because the process is judicial, this creates a court record and formal service of documents on the homeowner.
Summons and complaint
This is the document that changes the urgency. It has response deadlines, and missing them can affect the outcome. Do not set it aside, and do not assume a phone call to a stranger replaces legal advice. See the foreclosure process overview for more detail on the steps.
Court proceedings and referral to the Master in Equity
Horry County cases are commonly referred to the Master in Equity for hearings and for the sale process. Our Master in Equity guide explains what the posted sale list is, what it is not, and how to verify official information.
Sale and aftermath
If a sale occurs, questions follow about proceeds, any remaining balance, and possession. Those are legal questions specific to your case and your documents.
Options that generally exist, and who decides them
| Option | Goal | Who decides | Where to read more |
|---|---|---|---|
| Repayment plan or forbearance | Catch up over time or pause payments temporarily | Servicer and investor | Ask your servicer's loss-mitigation department |
| Loan modification | Change loan terms to keep the home | Servicer and investor | Loan modification vs. short sale |
| Short sale | Sell for less than the payoff with lender approval | Lender, in writing | Short sale hub |
| Deed in lieu of foreclosure | Transfer the property instead of a sale | Lender | Deed in lieu guide |
| Traditional or as-is sale | Sell and pay off the loan at closing | Buyer and seller | Sell as-is in Horry County |
| Reinstatement or payoff | Bring the loan current or pay it off | You, with servicer figures | Request written figures from the servicer |
Related reading: short sales, loan modification vs. short sale, deed in lieu of foreclosure, selling as-is in Horry County, and credit considerations.
How to verify what you are told
- Call the servicer using the number printed on your own mortgage statement.
- Ask, in writing, whether a case has been filed and whether a sale date exists.
- Confirm court information with the Horry County Master in Equity or your attorney.
- Keep every envelope, letter, and email in one folder with dates.
- Treat guarantees and upfront fees as warning signs — see the scam checklist.
Where we fit
We are not attorneys, counselors, or your lender, and we do not make legal filings or promise outcomes. What we do is the property-side work: helping organize payoff and lien information, documenting condition, producing a realistic value range, and coordinating a sale path — a traditional listing, a short sale with lender approval, or an as-is offer — so your decision rests on real numbers. See the solutions we coordinate and the Grand Strand areas we serve.
Foreclosure questions we hear most
Is foreclosure in South Carolina judicial?
Yes. South Carolina foreclosures are generally handled through the courts. A lender files a case, the homeowner is served with a summons and complaint, and a sale — if it happens — is ordered and conducted under court supervision rather than by the lender alone.
How long does foreclosure take in South Carolina?
There is no fixed number. The time from a missed payment to a court-ordered sale depends on when the servicer refers the loan, how the case proceeds, whether loss mitigation is under review, and the court's calendar. Treat every date printed on paperwork you receive as real and time-sensitive, and confirm status with an attorney or the court.
What is the Master in Equity?
In Horry County, foreclosure cases are commonly referred to the Master in Equity, which handles hearings and the county's foreclosure sale process, including the posted sale list. Information about a specific case or sale date should be confirmed with the court, your attorney, or your servicer rather than from a third-party website.
Can I sell my house while it is in foreclosure?
In many situations a sale is still possible before a court-ordered sale occurs, either as a regular sale if the proceeds cover the payoff or as a short sale if they do not. Whether it is possible in your case depends on the case status, the deadlines that apply, and lender cooperation, so confirm with a South Carolina attorney and your servicer.
What is loss mitigation and should I ask about it?
Loss mitigation is the servicer's internal review of alternatives to foreclosure, which can include repayment plans, forbearance, modification, a short sale, or a deed in lieu. Asking about it in writing and keeping copies of everything you send is generally a reasonable step. Eligibility is decided by the servicer and investor.
Someone offered to stop my foreclosure for a fee. Is that legitimate?
Slow down and verify. Guarantees that foreclosure will be stopped, large upfront fees, pressure to stop contacting your servicer, or documents that transfer title are all warning signs. Call the servicer number printed on your own statement, and get independent help from a South Carolina attorney or a HUD-approved housing counselor.
Will I still owe money after a foreclosure?
Possibly. Whether any remaining balance can be pursued after a foreclosure sale depends on the loan, the case, and South Carolina law as applied to your facts. This is a legal question, and it should be answered by a South Carolina attorney reviewing your documents — not by a general article.
Bring the paperwork
Not sure where you stand on the calendar?
Share the basics and we will help organize what you have so the next conversation with an attorney, counselor, or your servicer is a productive one. Call (843) 612-1361 or start the assessment.