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Homeowner Foreclosure Prevention

State and Federal Foreclosure Assistance: What Exists and How to Claim It

HUD counseling, state homeowner-assistance funds, and the special protections attached to FHA, VA, and USDA loans.

6 min read

Counselor explaining assistance program paperwork to a couple

HUD counseling: the free backbone

HUD-approved agencies exist in every state, funded to advise homeowners at no cost. Counselors review budgets, explain options, and submit loss-mitigation packages — and servicers treat HUD-counselor packages seriously. Find yours at hud.gov/counseling or 800-569-4287. Using one alongside our specialists costs nothing and adds a second set of experienced eyes.

State homeowner-assistance funds

Many states operate hardship funds — descendants of the federal Homeowner Assistance Fund — that can pay mortgage arrears, and sometimes future payments, directly to your servicer for qualified hardships. Funding opens and closes; the application lives with your state's Housing Finance Agency. If your hardship is documented and your state's fund is open, this is genuinely free money — apply early, because queues form.

FHA, VA, and USDA extras

Government-backed loans carry additional tools: FHA partial claims park arrears in a silent second lien due only at payoff; VA loans have dedicated servicing oversight and, at times, direct purchase-and-modify programs; USDA offers its own moratorium and workout ladder. If your loan is government-backed and your servicer hasn't mentioned these — that's a gap worth pressing, and exactly what a specialist or HUD counselor will chase.

Disaster relief

After federally declared disasters, most backed loans qualify for immediate forbearance moratoriums, and insurers/FEMA interact with your escrow. If your hardship traces to a disaster, say so explicitly in every application — it opens doors standard hardships don't.

General information, not legal, tax, or financial advice. Homeowner Foreclosure Prevention is not a law firm, lender, or government agency. Free HUD-approved counseling: hud.gov/counseling · 800-569-4287.

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Homeowner reviews

Trusted by homeowners like you

Real stories from families who stopped foreclosure with a cash offer or a lease-back — and walked away with money in their pocket.

“They bought our house as-is and leased it right back to us. The foreclosure stopped and we never had to move. I still can't believe we got to stay.”
JJessica T.Homeowner · TX
“Auction was two weeks out. Their cash offer closed in six days and paid everything off — I walked away with money instead of a foreclosure on my record.”
VVictoria L.Homeowner · FL
“No repairs, no showings, no agent fees. They took the house exactly how it was and handed me a check at closing.”
BBradley O.Homeowner · CO
“The lease-back was a lifesaver. We stopped the foreclosure, got cash to catch up on everything else, and my kids never had to change schools.”
SShannon M.Homeowner · AZ
“I thought selling meant weeks of strangers walking through my house. Their cash offer meant one number, one closing date I picked, done.”
JJose R.Homeowner · CA
“They were honest about the numbers from the first call. Cash offer, no obligation, and money in my pocket to start over.”
MMarcus D.Homeowner · GA
“Behind on payments and a notice on the door. They bought it fast, paid off the mortgage, and I finally slept through the night.”
PPriya N.Homeowner · NY
“We didn't want to leave our home. The purchase and lease-back let us stay put and get out from under the mortgage at the same time.”
KKaren S.Homeowner · NC
“No pressure, no judgment. They laid out both options and let me choose. I took the cash offer and moved on with my equity intact.”
TTom B.Homeowner · OH
“Cash at closing, exactly like they said. It covered our moving costs and gave us a cushion to breathe again.”
AAisha R.Homeowner · IL
“One call and I understood both paths in plain English. They handled the lender and every deadline — I just picked a closing date.”
DDaniel K.Homeowner · WA
“They answered on a Saturday and treated it like the emergency it felt like. Bought the house, stopped the sale, forever grateful.”
EEthan W.Homeowner · MI
“They bought our house as-is and leased it right back to us. The foreclosure stopped and we never had to move. I still can't believe we got to stay.”
JJessica T.Homeowner · TX
“Auction was two weeks out. Their cash offer closed in six days and paid everything off — I walked away with money instead of a foreclosure on my record.”
VVictoria L.Homeowner · FL
“No repairs, no showings, no agent fees. They took the house exactly how it was and handed me a check at closing.”
BBradley O.Homeowner · CO
“The lease-back was a lifesaver. We stopped the foreclosure, got cash to catch up on everything else, and my kids never had to change schools.”
SShannon M.Homeowner · AZ
“I thought selling meant weeks of strangers walking through my house. Their cash offer meant one number, one closing date I picked, done.”
JJose R.Homeowner · CA
“They were honest about the numbers from the first call. Cash offer, no obligation, and money in my pocket to start over.”
MMarcus D.Homeowner · GA
“Behind on payments and a notice on the door. They bought it fast, paid off the mortgage, and I finally slept through the night.”
PPriya N.Homeowner · NY
“We didn't want to leave our home. The purchase and lease-back let us stay put and get out from under the mortgage at the same time.”
KKaren S.Homeowner · NC
“No pressure, no judgment. They laid out both options and let me choose. I took the cash offer and moved on with my equity intact.”
TTom B.Homeowner · OH
“Cash at closing, exactly like they said. It covered our moving costs and gave us a cushion to breathe again.”
AAisha R.Homeowner · IL
“One call and I understood both paths in plain English. They handled the lender and every deadline — I just picked a closing date.”
DDaniel K.Homeowner · WA
“They answered on a Saturday and treated it like the emergency it felt like. Bought the house, stopped the sale, forever grateful.”
EEthan W.Homeowner · MI
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