If you are behind on your mortgage, you likely have more time and more choices than you have been told. We help homeowners across the country understand every option in plain language, so you can make the right decision for your family.
No upfront fees. No pressure. We will never ask you to sign over your deed, and we will always tell you to talk to your own lawyer first.
Free and confidential. A real person, not a sales script.
Falling behind on a mortgage can feel isolating and frightening. It does not make you a failure, and it does not mean you are out of options.
Job loss, medical bills, divorce, a death in the family. Most people who fall behind did nothing wrong except have a hard year. The worst thing you can do is nothing, because your choices narrow as the process moves forward. The good news is that early on, almost everyone has more paths than they realize. Our job is to help you see all of them clearly and calmly.
Every situation is different, and the right choice depends on your income, your equity, and how far along the process is. Here are the main paths a homeowner in foreclosure can consider.
If your hardship was temporary, you may be able to bring the loan current, sometimes called reinstatement, and keep everything as it was.
How this works →A loan modification, repayment plan, or forbearance can lower or pause payments. You usually have to ask. If your complete application arrives more than 37 days before a scheduled sale, federal rules generally require the servicer to review you, though a review is not the same as an approval.
How this works → Keep your equityIf keeping the home is not realistic, selling before the foreclosure sale can help you preserve some or all of your equity instead of losing it at auction. We can connect you with an independent, vetted home buying partner for a no obligation cash offer, so you can move forward and rebuild.
How this works →If you owe more than the home is worth, your lender may agree to a sale for less than the balance. It gives you more control than an auction, though credit scoring models tend to treat a short sale much like a foreclosure.
How this works →In some cases you can hand the home back to the lender by agreement, avoiding the foreclosure itself. It is not right for everyone, and the details matter.
How this works →A HUD approved housing counselor is free, and an attorney can review whether the lender followed the rules. We can point you to both.
How this works →Here is what many homeowners are never told: if your home is worth more than you owe, that difference is your equity, and it is your money, not the bank's. That stays true even at a foreclosure auction. If the home sells for more than the total debt, the money left over, called surplus or overbid funds, still belongs to you. The catch is that it is almost never the full amount you would have kept by selling on your own. Auctions usually bring less than market value, the lender's costs and fees come out first and grow every month, and other liens get paid before you do. The money is also not sent to you automatically, because you have to claim it from the county before a deadline.
Selling before the sale is one way some homeowners preserve part or all of it. That can mean listing with an agent, or accepting a no obligation cash offer from an independent home buying partner. What matters is that any offer is transparent, in writing, with no upfront fees to you, and your full right to cancel. There is no general right to cancel a home sale, so never sign expecting to undo it later. Some states do give homeowners already in foreclosure a short window to cancel a sale to an investor, and those laws require the buyer to hand you a written cancellation notice.
We help you understand what your home is worth, what you owe, and what your choices could look like, before you commit to anything. We always recommend you also speak with a licensed attorney or a free HUD approved housing counselor first.
These are the protections you should always insist on. Many states require them by law. If anyone pressures you past them, walk away.
You have probably seen the signs and the letters promising fast cash. Here is how we are different.
A free, no obligation conversation about where you stand and what your options are. No pressure, no jargon, no strings.
Talk through my optionsWe would rather you get good help from anywhere than no help at all. Start here.
Free, confidential foreclosure prevention counseling from HUD approved experts. Available nationwide, 24 hours a day, 7 days a week.
Call 888 995 HOPE (888 995 4673)
Free national counseling to help you understand the law, organize your finances, and talk with your lender.
Call 800 569 4287