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.
We buy houses. Everything here is free to read, and most of the options on this site do not involve us at all. If you decide to sell, we may offer to buy your home, so we are not a neutral advisor. For free impartial help, call a HUD approved housing counselor at 888 995 4673.
Foreclosure Help Hub is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan.
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. You can list with an agent, or take a direct cash offer. We buy homes ourselves, so we may make you one. There is never any obligation, and we will tell you if listing would likely net you more.
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 →We would rather you get good help from anywhere than no help at all. Start here.
HUD approved housing counselors are free, trained for exactly this, and have no stake in what you choose. This is the single best first call.
HUD: 800 569 4287
Homeowners HOPE Hotline: 888 995 4673 (24 hours a day)
Colorado Foreclosure Hotline: 877 601 4673
These are the impartial sources. None of them are selling you anything, and none of them are us.
Work these first. We are the last stop, not the first call. Talk to your servicer. Call a free counselor. Read the government guidance above. If one of those paths works, take it, and you never need to hear from us again. Selling to an investor is what is still available when the other roads do not fit, and that is the only point at which we belong in your decision.
In a foreclosure auction, no one there represents you. That is not a scandal, it is just how the process works. Your lender only needs to recover what it is owed, not to get the best price for your home, and the costs come out first and grow every month.
If the sale brings in more than you owe, that surplus is legally yours. It does not come to you automatically, so you have to claim it from the county before a deadline. And none of this means you have to sell. Before the sale date you may still be able to reinstate the loan, set up a repayment plan, apply for a modification, or sell on your own terms. A HUD approved housing counselor will walk through all of them with you for free at 888 995 4673.
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 direct cash offer. We are a home buyer, so that offer might come from us. 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.
We buy homes. That means we make money when you sell, so we are not a neutral voice in your decision. Here is when you should not sell to us.
You can afford the payment going forward. If the hard season has passed, reinstating or a loan modification keeps your home. Selling would give up something you could have kept. Start here instead.
You have equity and you have time. A cash offer, ours included, comes in below what the home would list for. That discount is the trade for speed and certainty. If you have months before the sale date, an agent will usually put more money in your pocket. If we think that is your situation, we will say so, and we will help you find an agent.
You owe more than the home is worth. Then a cash sale does not solve it. You need your lender to approve a short sale.
You have not called a free counselor yet. A HUD approved housing counselor costs nothing, has no stake in your choice, and will walk through every option with you. Call 888 995 4673 before you talk to us.
Sometimes selling to us is the right answer. Often it is not. We would rather tell you that than win a deal you regret.
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.
Always free to you. We are also a home buyer and may offer to buy your home, so we are not a neutral party. For impartial advice, call a free HUD approved counselor at 888 995 4673.
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