The full toolkit
Ten ways out. One right answer for you.
Half our clients keep their homes. Half exit with their equity protected. All of them started by seeing every option side by side — with real math, not sales pressure.
Path one
Keep the Home
Restructure the loan, pause the payments, or catch up over time — foreclosure closed, keys stay yours.(Hover or tap a card to flip it.)
Loan Modification
Permanently restructure your mortgage — and keep your home.
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Loan Modification
A loan modification is a permanent change to the terms of your existing mortgage — a lower interest rate, a longer term, or missed payments moved to the back of the loan. Done right, it turns an unaffordable payment into one you can actually sustain, and it stops the foreclosure process while it's being reviewed.
- You have steady income again after a hardship
- You want to keep the home long-term
- Your payment became unaffordable after a rate adjustment
Timeline: 30–90 days for lender review; foreclosure is typically paused during an active review
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Mortgage Forbearance
Press pause on your mortgage while you get back on your feet.
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Mortgage Forbearance
Forbearance is a formal agreement with your servicer to pause or reduce payments for a set period — typically 3 to 12 months — while you recover from a temporary hardship like job loss, illness, or divorce. It's often the fastest protection available: we've had forbearances approved in under two weeks, even with an auction date looming.
- Your hardship is temporary — job loss, medical event, disaster
- You expect income to recover within months
- An auction date is close and you need the clock stopped now
Timeline: Often approved in 1–3 weeks; among the fastest foreclosure interventions available
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Repayment Plan
Catch up on arrears month by month — no lump sum required.
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Repayment Plan
A repayment plan spreads your missed payments across a set period — you pay your normal monthly amount plus a portion of the arrears until you're caught up. It's the straightforward fix when the hardship is over but the back payments are standing in the way.
- Your income has recovered and you can pay more than your normal payment
- You're 2–6 payments behind
- You want the simplest, fastest path back to current
Timeline: Usually approved in 1–4 weeks; foreclosure activity stops once the plan is active and paid
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Hardship & Assistance Programs
Money and programs exist for exactly your situation. Most people never find them.
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Hardship & Assistance Programs
Billions of dollars in state Homeowner Assistance Funds (HAF), federal loss-mitigation programs for FHA, VA, and USDA loans, and lender-specific hardship options are available to struggling homeowners. The problem isn't availability — it's that the programs are scattered, the applications are unforgiving, and servicers rarely volunteer them. We match your loan type, state, and hardship against everything you may qualify for.
- You have an FHA, VA, or USDA loan (extra federal options apply)
- Your state's Homeowner Assistance Fund is still taking applications
- Your hardship was medical, disaster-related, or income loss
Timeline: Varies by program — some state funds pay arrears in 30–60 days
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Chapter 13 Bankruptcy Counsel
The legal emergency brake — foreclosure stops the moment it's filed.
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Chapter 13 Bankruptcy Counsel
When a sale is days away and nothing else can move fast enough, Chapter 13 bankruptcy is the most powerful tool in existence: filing triggers an automatic stay that legally halts the foreclosure immediately. You then repay your arrears through a court-supervised 3–5 year plan while keeping your home. We're not a law firm — we connect you with vetted bankruptcy counsel and coordinate the strategy around it.
- The auction is imminent and other options are out of runway
- You have regular income to fund a repayment plan
- You have significant equity worth protecting
Timeline: Immediate — the automatic stay takes effect the moment the case is filed
Full details →Path two
Exit with Equity
Leave on your terms — full-value sale, fast cash closing, or a negotiated release — with your money and without a foreclosure on your record.
Open-Market Sale
If you have equity, the auction is the most expensive way to lose it.
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Open-Market Sale
A foreclosure auction routinely sells homes for far less than market value — and every dollar below market is your equity evaporating. An open-market sale, run on your timeline with foreclosure held at bay, captures full market price. Homeowners regularly walk away with tens of thousands of dollars that the auction would have destroyed.
- You have meaningful equity in the home
- Keeping the home isn't affordable or isn't the goal
- You want maximum dollars, not maximum speed
Timeline: Typically 30–90 days; we work to postpone foreclosure deadlines while the home sells
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Short Sale Negotiation
Underwater? Exit with the debt released — not with a foreclosure.
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Short Sale Negotiation
When you owe more than the home is worth, a short sale lets the home sell at market value with the lender accepting the proceeds as settlement. Negotiated correctly, the remaining balance is forgiven in writing, the foreclosure never hits your record, and many programs pay you relocation assistance at closing.
- The loan balance exceeds the home's value
- You want to avoid a foreclosure on your record
- You need a clean break with the deficiency waived
Timeline: 60–120 days including lender approval; foreclosure is typically held during an approved short sale review
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Direct Cash Offer
When the calendar is the enemy, cash closes faster than foreclosure.
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Direct Cash Offer
A direct cash sale trades some price for certainty and speed: no financing contingencies, no repairs, no showings, closings in as little as 7–14 days. When an auction is too close for a traditional sale, a clean cash closing pays off the loan, stops the foreclosure, and puts the remaining equity in your pocket — on a date you choose.
- The auction date is too close for a listed sale
- The home needs repairs you can't fund
- You value certainty and speed over top dollar
Timeline: 7–21 days to close; fastest sale-based exit available
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Subject-To Transfer
A buyer takes the property and the payments — the foreclosure ends.
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Subject-To Transfer
In a subject-to transaction, an investor takes title to the property 'subject to' the existing mortgage, brings the loan current, and takes over the payments. Your arrears get cured, the foreclosure stops, and you walk away without an auction on your record. It's a legitimate tool for low-equity situations — and one that must be structured carefully, because the loan stays in your name.
- Little or no equity, but a foreclosure is bearing down
- You need out fast with the arrears cured
- A short sale would take longer than you have
Timeline: Can complete in 1–3 weeks
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Deed-in-Lieu Counsel
If you're handing back the keys, do it on your terms — not theirs.
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Deed-in-Lieu Counsel
A deed in lieu of foreclosure transfers the property to the lender voluntarily, ending the foreclosure without an auction. Done as a negotiation rather than a surrender, it comes with a written deficiency waiver, an agreed move-out date, gentler credit reporting — and frequently 'cash for keys' relocation money.
- No meaningful equity and no path to affordability
- A short sale failed or isn't feasible
- You want a definite end date and a clean break
Timeline: 30–90 days depending on lender requirements (most require a prior attempt to sell)
Full details →Free · Confidential · No obligation
Not sure which fits? That's literally what the free review is for.
A free, confidential case review shows you every option — keep the home or exit with equity — with real numbers. 60 seconds to start. No cost, ever.
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