The Foreclosure Help Library
Free, plain-English guides from former bank loss-mitigation insiders — every stage, every option, from the first missed payment to after the sale.
Read the emergency guide — or call (682) 610-0007 now.
Help With Mortgage Payments — Every 2026 Program
Federal, state, and lender programs compared side by side with eligibility and next steps.
Read →Calmly ExplainedBK Isn't the Scary One — A Foreclosure on Your Record Is
The honest side-by-side of emergency bankruptcy vs. a completed foreclosure on credit.
Read →Aftersale RecoveryHome sold for more than you owed? That money is yours.
Surplus fund recovery nationwide. Contingency only — no recovery, no fee.
Read →Getting Behind on Your Mortgage
The first 1–4 missed payments and what to do.
I'm Behind on My Mortgage — What Are My Options?
Every option available when you've missed payments, from forbearance to selling.
Read guide →ImmediateCan't Afford Your Mortgage?
The first 5 steps when you realize you can't make this month's payment.
Read guide →Critical3 Months Behind — What Happens Now?
Formal servicer outreach begins. What to expect before month four.
Read guide →TimelineMissed Payments Before Foreclosure
The CFPB 120-day rule and what happens at each month of delinquency.
Read guide →Job LossLost Job, Can't Pay Mortgage
Immediate action sequence and which programs apply to job-loss hardship.
Read guide →MedicalMedical Bills Threatening Your Home
Why your mortgage should come before medical collections.
Read guide →InheritanceInherited a Home You Can't Afford
Garn-St. Germain protections for heirs and options for burdensome property.
Read guide →Understanding the Process
How foreclosure actually unfolds, step by step.
What Is Pre-Foreclosure?
The window between the first missed payment and the foreclosure sale — and why it matters most.
Read guide →Month by MonthThe Foreclosure Timeline
Visual breakdown from missed payment to auction, with state variation covered.
Read guide →UrgentReceived a Foreclosure Notice?
The four notice types and a 7-step action plan for the first 72 hours.
Read guide →Your RightsHomeowner Rights in Foreclosure
Federal and state protections including the 120-day rule and anti-dual-tracking.
Read guide →State LawJudicial vs Non-Judicial Foreclosure
The single variable that shapes your timeline and leverage. State-by-state.
Read guide →TaxesProperty Tax Foreclosure
Tax liens vs tax deeds, redemption periods, and how to stop a county tax sale.
Read guide →HOA ForeclosureHOA Foreclosure
Can an HOA foreclose on your home? Learn how HOA foreclosure works, super-lien states, Texas, Florida and.
Read guide →Reverse MortgagesReverse Mortgage Foreclosure
Can a reverse mortgage be foreclosed? Learn what triggers HECM foreclosure, HUD repayment plans, the heirs'.
Read guide →Second MortgagesSecond Mortgage and HELOC Foreclosure
Can a second mortgage or HELOC lender foreclose? Learn when they can, what happens when the first mortgage.
Read guide →Foreclosure ProcessHow to Check Your Foreclosure Auction Date
How to check if your house is scheduled for a foreclosure auction: notices, servicer, county clerk, court.
Read guide →Get a fair cash offer for your house — as-is.
Behind on payments or facing an auction? We buy houses in any condition, can stop the sale, and close on your timeline.
- No repairs, fees or showings
- You pick the closing date
- $0 upfront — ever
Prefer to talk? Call or text (682) 610-0007
How to Stop Foreclosure
Every realistic path to halt or unwind a foreclosure.
All 8 Options Explained
Every option in one place — modification, forbearance, short sale, deed in lieu, BK.
Read guide →EmergencyStop a Foreclosure Auction
What realistically stops a scheduled auction — and what doesn't.
Read guide →Payment ReliefMortgage Forbearance Explained
Pauses payments — but not the debt. The hidden repayment risks.
Read guide →Long-Term FixHow to Apply for a Loan Modification
Documentation, denials, and what servicers are actually looking for.
Read guide →Last ResortCan Bankruptcy Stop Foreclosure?
Chapter 7 vs. Chapter 13 and the automatic stay.
Read guide →ComparisonBK Isn't the Scary One
Emergency bankruptcy vs. a completed foreclosure on your credit record.
Read guide →Dual TrackingForeclosure During Loan Modification
Can a lender foreclose while your loan modification is under review? Learn the federal dual tracking rules.
Read guide →Stop ForeclosureForeclosure Reinstatement
Foreclosure reinstatement means paying the past-due amount plus fees to stop the sale. Learn what the quote.
Read guide →Programs & Aid
Federal, state, and lender programs you may qualify for.
Every 2026 Program Compared
Federal, state, and lender programs with eligibility and next steps.
Read guide →GovernmentGovernment Mortgage Help Programs
CFPB protections, FHA/VA/USDA, Homeowner Assistance Fund, HUD counseling.
Read guide →Free CounselingHUD Foreclosure Help
HUD-approved housing counselors: free, certified, and how to find one.
Read guide →FHA LoansFHA Loan Foreclosure Help
FHA-HAMP, partial claim, and other FHA-only protections.
Read guide →VA LoansVA Loan Foreclosure Help
New VA Partial Claim, SCRA protections, compromise sale for veterans.
Read guide →Payment ShockWhy Your Mortgage Payment Went Up
Escrow shortage from insurance/taxes. Seven concrete options to fix it.
Read guide →Exits & Selling
When keeping the home isn't the right move.
Short Sale vs Foreclosure
Credit, tax, deficiency, and future-mortgage waiting periods compared.
Read guide →Quiet ExitDeed in Lieu of Foreclosure
How it works, cash-for-keys relocation, and when it beats a short sale.
Read guide →Keep EquitySell to Avoid Foreclosure
Pre-foreclosure sale vs. short sale. When selling beats letting foreclosure happen.
Read guide →UnderwaterOwe More Than Home Is Worth?
Six realistic options when negative equity limits your choices.
Read guide →Selling in TexasHow to Sell Your House Fast in Texas
How to sell your house fast in Texas: compare agents, cash buyers, iBuyers, and short sales, with real.
Read guide →Selling for CashAre "We Buy Houses" Companies Legit? A Checklist to Vet Any Cash Buyer
Are we buy houses companies legit? Many are, some aren't. Use this checklist: proof of funds, title company.
Read guide →Selling for CashCash Buyer vs. Short Sale
Cash buyer vs. short sale: which fits before foreclosure? Compare equity, timelines, deficiency waivers.
Read guide →Selling for CashHow Much Do Cash Home Buyers Pay? How Offers Are Figured and What You Actually Net
How much do cash home buyers pay? See how investors, iBuyers, and wholesalers set offers, the 70% rule.
Read guide →AtlantaSell Your House Fast in Atlanta
How to sell your house fast in Atlanta before a Fulton or DeKalb foreclosure sale: closing attorneys, payoff.
Read guide →DallasSell Your House Fast in Dallas
How to sell your house fast in Dallas before a Dallas County foreclosure sale: timelines, payoff quotes, how.
Read guide →HoustonSell Your House Fast in Houston
How to sell your house fast in Houston before a Harris County foreclosure sale: real timelines, how cash.
Read guide →By State
State-specific timelines, protections, and aid programs.
Florida Foreclosure Help
Judicial timeline, Homestead, Elevate Florida HAF, Citizens Insurance.
Read guide →TexasTexas Foreclosure Help
First-Tuesday auctions, homestead protection, TXHAF, fastest U.S. timeline.
Read guide →CaliforniaCalifornia Foreclosure Help
Homeowner Bill of Rights, non-recourse rules, CalHFA, HBOR enforcement.
Read guide →GeorgiaGeorgia Foreclosure Help
30-day notice, first-Tuesday sales, deficiency confirmation, surplus funds.
Read guide →IllinoisIllinois Foreclosure Help 2026
Illinois foreclosure help for 2026: the court process, 90-day reinstatement, 7-month redemption, Cook County.
Read guide →IndianaIndiana Foreclosure Help 2026
Indiana foreclosure help for 2026: the court process, settlement conference rights, sheriff sales, redemption.
Read guide →New JerseyNew Jersey Foreclosure Help 2026
New Jersey foreclosure help for 2026: the Notice of Intention, free court mediation, sheriff sale.
Read guide →New YorkNew York Foreclosure Help 2026
New York foreclosure help for 2026: the 90-day notice, settlement conferences, referee sales, surplus money.
Read guide →North CarolinaNorth Carolina Foreclosure Help 2026
North Carolina foreclosure help for 2026: the 45-day notice, the clerk's hearing, the 10-day upset bid.
Read guide →OhioOhio Foreclosure Help 2026
Ohio foreclosure help for 2026: the court process, online sheriff sales, mediation, redemption until.
Read guide →PennsylvaniaPennsylvania Foreclosure Help 2026
Pennsylvania foreclosure help for 2026: Act 91 and Act 6 notices, HEMAP, sheriff sales, the right to cure.
Read guide →South CarolinaSouth Carolina Foreclosure Help 2026
South Carolina foreclosure help for 2026: the court process, master-in-equity sales, the 30-day bidding rule.
Read guide →By Servicer
Inside knowledge of each major lender's loss mitigation process.
Chase Foreclosure Help
Contact, waterfall, and pitfalls — from a former Chase loss mitigation manager.
Read guide →Wells FargoWells Fargo Foreclosure Help
Home Preservation, waterfall, and the regulatory history that matters.
Read guide →Bank of AmericaBank of America Foreclosure Help
Customer Assistance waterfall and Countrywide legacy pitfalls.
Read guide →Mr. CooperMr. Cooper Foreclosure Help
Nationstar brand. Servicing transfers and specific pitfalls.
Read guide →RocketRocket Mortgage Foreclosure Help
Formerly Quicken. Rocket Relief program and digital-first quirks.
Read guide →PennyMacPennyMac Foreclosure Help
FHA-heavy servicer. Partial claim is your strongest tool.
Read guide →Newrez / ShellpointNewrez Foreclosure Help
Shellpoint servicing arm. FHA-heavy with frequent transfers.
Read guide →Freedom MortgageFreedom Mortgage Foreclosure Help
FHA & VA specialist. new 2026 VA Partial Claim most veterans don't know about.
Read guide →FlagstarFlagstar Bank Foreclosure Help
Recently NYCB. Transition delays and investor reporting quirks.
Read guide →Citi / CitiMortgageCiti Foreclosure Help
Find out who actually services your "Citi" loan now.
Read guide →U.S. BankU.S. Bank Foreclosure Help
Strict 30-day deadlines. Investor matters more than the bank.
Read guide →SLSSpecialized Loan Servicing Help
Specialty servicer. Investor bottleneck is the real story.
Read guide →After the Fact
Recovery, credit repair, surplus funds, and avoiding scams.
Aftersale Surplus Fund Recovery
Your home sold for more than you owed. That money is yours.
Read guide →Credit ImpactHow Foreclosure Affects Credit
Points lost, years on the report, and how each exit strategy compares.
Read guide →Recovery PathRebuild Credit After Foreclosure
Realistic timeline and the path back to homeownership.
Read guide →Protect YourselfForeclosure Scams to Avoid
The 6 most common scams and how to verify a company before you trust them.
Read guide →Inherited HomesForeclosure During Probate
Can a lender foreclose on a house in probate? Learn how probate affects foreclosure, heirs' federal rights.
Read guide →Foreclosure TaxesTaxes After Foreclosure
Do you owe taxes after foreclosure, a short sale, or deed in lieu? Learn about Forms 1099-A and 1099-C.
Read guide →Surplus FundsHow to Claim Surplus Funds From a Foreclosure
How to claim surplus funds from a foreclosure in your state: who holds the money, deadlines, fee limits, and.
Read guide →After ForeclosureCash for Keys After Foreclosure
Cash for keys pays you to move out after a foreclosure. Learn who offers it, typical terms, taxes, tenant.
Read guide →City Guides
Where sales happen, who to call and local deadlines in your county.
Atlanta Foreclosure Help
Atlanta foreclosure help for 2026: how Fulton and DeKalb first-Tuesday sales work, where sales are.
Read guide →ChicagoChicago Foreclosure Help
Chicago foreclosure help for 2026: how Cook County foreclosure court works, the free mediation program, legal.
Read guide →DallasDallas Foreclosure Help
Dallas foreclosure help for 2026: where Dallas County sales happen, how to find notices, free counselors and.
Read guide →Fort WorthFort Worth Foreclosure Help
Fort Worth foreclosure help for 2026: where Tarrant County sales happen, how to find posted notices, free.
Read guide →HoustonHouston Foreclosure Help
Houston foreclosure help for 2026: how Harris County sales work, where notices are posted, free counselors.
Read guide →San AntonioSan Antonio Foreclosure Help
San Antonio foreclosure help for 2026: where Bexar County sales happen, how to check the foreclosure map.
Read guide →Foreclosure Letters & Notices
What each letter, notice and court paper means — and your deadline.
Eviction After Foreclosure
Does foreclosure mean eviction? Learn who owns the home after the sale, redemption periods, notices to.
Read guide →Foreclosure LettersForeclosure Notice on Your Door
Found a foreclosure notice on your door? Learn what inspection, sale, and vacate notices mean, how to spot a.
Read guide →Foreclosure LettersForeclosure Summons and Served Papers
Served with a foreclosure summons and complaint? Learn your answer deadline, how mediation works, how long.
Read guide →Foreclosure LettersLis Pendens and Foreclosure
A lis pendens means a foreclosure lawsuit has been filed against your home. Learn if it expires, how it.
Read guide →Foreclosure LettersMortgage Breach Letter
A mortgage breach letter warns that your loan may be accelerated if you don't cure the default. Learn what it.
Read guide →Foreclosure LettersNotice of Default
A notice of default means foreclosure has started but your home is not sold yet. Learn how long it lasts, how.
Read guide →Foreclosure LettersNotice of Trustee Sale
A notice of trustee sale sets the date your home can be auctioned. Learn the timelines in Texas and.
Read guide →Foreclosure LettersPennsylvania Act 91 Notice
Got a Pennsylvania Act 91 notice? You have 33 days to meet a housing counselor and apply for HEMAP. Learn the.
Read guide →No guides match that search. Try another word — or get a cash offer.
Cash sales, inherited homes & Texas sale questions
- How to Verify a Houston Cash Home Buyer Before Signing
- Direct Cash Buyer or Wholesaler? Questions Houston Sellers Should Ask
- Selling an Inherited House in Harris County: Preparing for a Cash Offer
- Selling a Houston House With Foundation or Structural Damage
- Is Your Houston Cash Offer Fair? Compare Price, Deductions, and Net Proceeds
- How Fast Can a Houston Cash Home Sale Close? Steps and Common Delays
- Texas Foreclosure Notices and Deadlines: What Section 51.002 Does—and Does Not—Tell Sellers
- Does a Cash Contract or Open Title Escrow Stop a Texas Foreclosure?
- Mortgage Payoff vs. Reinstatement Before a Houston Foreclosure Sale
- Foreclosure Postponement, Chapter 13, and TROs: Questions to Ask a Texas Attorney
- Who to Contact After a Harris County Trustee’s Sale Notice
- Selling to a Cash Buyer Before a Houston Foreclosure Auction: A Closing Checklist
- Selling a Houston House During Divorce: Questions About Orders and Signing Authority
- When a Spouse Will Not Sign a House Sale: Texas Questions for Your Lawyer
- Court-Ordered Property Sales and Receivers in Texas Divorce