If you locked in a low rate between 2019 and 2022, you have something most sellers don't: a rate worth protecting. We buy houses Subject-To — we take over your mortgage, you keep your rate, and you close fast.
If you bought or refinanced a house between 2019 and 2022, there's a good chance your mortgage rate is lower than what you'd get today. That rate is an asset — and it might be the key to selling your house on terms that actually work for you.
Most people who hear about Subject-To deals think it's only for people facing foreclosure. That's not true. It's one of the most powerful creative financing tools in real estate — and if you have a 2019–2022 rate below 5.5%, it might be exactly the play that makes sense for you.
In a Subject-To transaction, a buyer takes over the payments on your existing mortgage — without formally assuming or transferring the loan. You sell the property, deed it to the new owner, and that person makes the mortgage payments going forward.
Here's what that means for you: the bank never gets involved. No loan assumption approval. No banks negotiating terms. No refinancing required. You find a buyer, agree on terms, close at a title company, and the mortgage stays in your name on paper while someone else pays it.
That's exactly what Heartland Asset Group does. We buy houses Subject-To across the Kansas City metro. We bring your payments current at closing, take over the mortgage, and you walk away clean.
Fill out the form below with your current mortgage details. We'll tell you within 24 hours.
Check My OptionsThe foreclosure path destroys credit for 7 years. A short sale stays on your record for 4–7 years. Subject-To — when done right — leaves your credit history clean.
Here's why: we bring your mortgage current at closing. That means the loan shows as current on your credit report — not delinquent, not in foreclosure, not a short sale. Your payment history stays intact.
The key is timing. Credit damage starts when a servicer reports a delinquency to the bureaus — typically 30–90 days after the first missed payment. If you're behind or close to behind, call us now. Every week matters.
Read our full breakdown of credit impact across each exit strategy →
Four steps. No surprises. No lengthy negotiations with your bank.
Fill out the form or call. Tell us your address, current mortgage balance, and rate. Takes about 2 minutes.
We review the property, look at your loan details, and present a fair purchase agreement. No games.
A local KC title company handles the paperwork. We coordinate everything — you just sign.
Closing happens. We bring your loan current, take over the payments, and you receive your proceeds.
Missouri Disclosure (SB 973): Heartland Asset Group is a principal buyer and real estate wholesaler. This contract may be assigned to a third party. Written disclosure is provided as required under Missouri law (SB 973) prior to closing or at contract signing, whichever is earlier.
A Subject-To sale means we take over your existing mortgage payments — without formally assuming the loan. You deed the property to us, we make the payments going forward, and you walk away from the debt. No bank approval needed.
No. Subject-To works whether you're current, behind, or facing foreclosure. Many sellers use it to stop the foreclosure clock, but you don't have to be behind to benefit from keeping your existing mortgage rate in place.
Your rate stays exactly where it is. We take over the payments on the existing loan. The interest rate, remaining balance, and loan terms stay the same — we're just the ones making the payments. You keep your low rate; we inherit the liability.
No. We bring your loan current at closing, so your payment history stays intact. No foreclosure is filed, no short sale is reported. Your credit stays clean — which is one of the main reasons homeowners choose Subject-To over a distressed sale.
Most Subject-To deals close in 14–21 days. We've closed in as few as 7 days for homeowners in urgent situations — pre-foreclosure, divorce, job relocation. The speed depends on your timeline.
No. We buy the property as-is. We don't require repairs, inspections, or any work from you before closing. Just sign the papers and walk away.
We account for your equity in the purchase price. If you bought or refinanced in 2019–2022 and property values have gone up, you likely have meaningful equity. We factor that into our offer — you don't give it away.
We work around second mortgages and HELOCs regularly. We structure the deal so that all liens are cleared at closing. We handle the negotiation with your lender as part of the purchase agreement.
We buy houses Subject-To across the Kansas City metro — Jackson, Clay, Platte, Johnson, and Wyandotte counties. Close in 7–21 days. No repairs, no agent fees.
Get Your Free Subject-To OfferFill out the form below and we'll be in touch within 24 hours.
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