Free Homeowner Tool
What Are My Options at This Stage of Foreclosure?
Foreclosure is a process with a timeline, not a sudden event — and at almost every stage you still have options: reinstatement, loan modification, forbearance, a short sale, or a clean sale before the auction. Those options shrink as the legal clock runs, which is why acting early matters. The first call should always be to your servicer's loss-mitigation department and a HUD-approved housing counselor (1-888-995-HOPE), both of which are free.
Where are you in the process?
Approximate equity in the property
What is your primary goal?
Your options by stage
Select your current stage on the left to see which options are still open, which are narrowing, and what to prioritize first.
The most important thing
Call HUD at 1-888-995-HOPE before anything else. It is free, it is in your interest, and it is the fastest way to understand exactly what options your servicer has to offer.
Why your stage matters more than anything else
Foreclosure in Maryland is a legal process that moves through distinct stages — and each stage changes what options remain available and how much time you have to use them. The earlier you act, the more choices you have. Waiting does not preserve options; it eliminates them.
Before any formal filing: You have the most flexibility. Servicers are generally required to attempt loss mitigation before filing. Modification, forbearance, and repayment plans are all on the table. This is the time when a single call to loss mitigation can resolve everything.
After a Notice of Intent or Default: The clock is running, but options remain. A short sale or pre-auction sale — if you have equity — can produce a better outcome than the auction. A HUD counselor can help you negotiate with the servicer. The reinstatement right is still available.
After a lis pendens is filed: A foreclosure case is now in court. Options are narrowing significantly. If you want to keep the home, a foreclosure-defense attorney is no longer optional — they are essential. If you want to sell, there may still be time for a pre-auction sale if equity exists.
Sale date scheduled: The window is urgent. Maryland gives borrowers the right to reinstate up to one business day before sale, but the reinstatement amount (including all fees and costs) may be very large. An attorney NOW, not later.
After an auction: Your focus shifts to two things: (1) whether there are surplus funds above the debt that are owed to you, and (2) your post-sale timeline and housing situation. See the Tax-Sale Surplus Checker for the surplus question.
Common questions
Can anyone stop my foreclosure?
No company or individual can guarantee stopping a foreclosure. Options like modification, forbearance, reinstatement, or a pre-auction sale can delay or resolve one — but only your servicer, a HUD-approved counselor, or a licensed attorney can accurately assess what applies to your situation. Anyone who guarantees a stop, especially for an upfront fee, is a warning sign.
Who should I call first?
Two free calls: (1) your servicer's loss-mitigation department — ask specifically for loss mitigation, not general customer service — to ask about forbearance, repayment plans, and modification. (2) a HUD-approved housing counselor at 1-888-995-HOPE. Both are free and are required to act in your interest. Make these calls before talking to any company offering help for a fee.
What is reinstatement?
Reinstatement means paying all missed payments, fees, and costs in a lump sum to bring the loan current and stop the foreclosure. In Maryland, you typically have the right to reinstate up to one business day before the sale. The reinstatement amount includes late fees, attorney fees, and costs — not just missed payments. Contact your servicer's loss-mitigation department for the exact figure.
Do I lose my equity at a foreclosure auction?
Not automatically. If the property sells for more than the total debt plus costs, the surplus generally belongs to you — but you must claim it through a court process after the sale. If you have significant equity, a clean sale before the auction almost always produces a better financial outcome: you control the sale price and keep the surplus directly without a post-sale claim process.
What is a short sale, and does it help?
A short sale is when the servicer agrees to accept less than the full loan balance from a sale, because the property is worth less than what is owed. It avoids a foreclosure on your credit record, which is generally less damaging than a completed foreclosure. The servicer must approve the price, and there may be a deficiency waiver negotiation. A short sale is typically only relevant when equity is low or negative — if you have equity, a clean sale above the loan balance is almost always better.
Related tools for distressed property situations
General information only — not legal advice. Foreclosure law is state-specific and time-sensitive. Consult a licensed Maryland attorney and a HUD-approved housing counselor before making any decisions. HUD counseling hotline: 1-888-995-HOPE (free).
If a clean sale is one of your options
We can map it honestly alongside the others — free, no pressure, no commitment. A Home Transition Review shows you every exit path with your actual numbers so you can compare them before deciding anything.