(410) 498-7473

Behind on Mortgage or Facing Foreclosure in Maryland? Your Options

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I’m Evan Weissman. If you are behind on a Maryland mortgage, or you have received a Notice of Intent to Foreclose or other court papers, you still have options. This page explains them in plain English. It does not promise to stop a foreclosure or save a home, and it is not legal advice.

Real Estate Wanted buys Maryland houses as-is for cash, including houses where the owner is behind on payments. When I buy, there are no commissions or fees from me. A cash sale is one path among several. Free HUD-approved counseling and a talk with your servicer usually come first.

Call or text (410) 498-7473, or request a cash offer. Asking costs nothing and commits you to nothing.

Start with free help, not a sales pitch

Maryland’s Department of Housing and Community Development (DHCD) and the Office of Financial Regulation point homeowners to free, HUD-approved housing counselors. Those counselors help you understand loss mitigation, paperwork, and warning signs of scams. Counseling is free. Do not pay anyone upfront fees to “handle” your foreclosure.

Official starting points (verify numbers on the live pages; they can change):

Also call your mortgage servicer and ask about loss mitigation. Keep every notice and deadline. Consider a Maryland attorney, especially after an Order to Docket or if someone asks you to sign over your deed.

Honest options to compare

Every case is different. Timelines and approvals depend on your loan, your paperwork, and the court. Typical options people compare:

  • Catch up / reinstate – pay the past-due amount if you can, and get written confirmation from the servicer.
  • Repayment plan or forbearance – temporary arrangements the servicer may offer through loss mitigation.
  • Loan modification – a lasting change to payment terms if the servicer approves it.
  • List on the open market – if you have enough time and the house can show well. My partner Brian Fitzpatrick and I are both licensed agents, and either of us can list it and run the numbers.
  • Short sale – sell for less than owed with lender approval; paperwork and timing matter.
  • As-is cash sale – sell to a buyer like me; title pays the lender from proceeds at settlement. If proceeds fall short, short-sale approval may still be required.
  • Deed in lieu or bankruptcy – only with proper legal advice; I am not a bankruptcy or foreclosure attorney.

Maryland’s Protection of Homeowners in Foreclosure Act (PHIFA, Real Property 7-301 et seq.) regulates certain foreclosure-consulting and rescue-style deals. Be wary of anyone who guarantees they can stop the process, asks for upfront fees, or wants the deed signed over “for your protection.”

How a cash sale can fit (when it does)

If you and your counselor decide selling is the right move:

  1. Tell your HUD-approved counselor and, when possible, your attorney.
  2. Ask the servicer for payoff figures and what they need if a short payoff is possible.
  3. Compare an as-is cash number with a listing net sheet. See cash offer vs listing in Maryland.
  4. Close only through a licensed Maryland title company with clear payoff instructions.
  5. Read every contract carefully before you sign.

I look at almost any house: single-family, townhome, row, twin, or multi-family, any age, any condition, any situation. I cannot promise a foreclosure will be dismissed or stopped. If listing would likely net more and your timeline allows, I will say so. Process details: how we buy houses.

Maryland foreclosure process in brief

Residential foreclosures in Maryland generally go through circuit court. At a high level you may see missed payments, a Notice of Intent to Foreclose, an Order to Docket, loss-mitigation affidavits, a window to request mediation after the Final Loss Mitigation Affidavit, and later a sale if no agreement is reached. Do not use a website for your Answer date, mediation deadline, or sale date. Use your papers, a counselor, and counsel.

Behind-on-mortgage FAQ

Can you stop my Maryland foreclosure?

No. I am a cash home buyer and a licensed agent, not a foreclosure attorney or HUD counselor. I will not promise to stop a foreclosure or save a home. Free counselors and your servicer handle loss mitigation; an attorney handles legal strategy.

Should I talk to a housing counselor before I sell?

Yes. Start with a free HUD-approved counselor through DHCD or the Maryland HOPE / homeowner assistance lines listed above. They help you weigh reinstatement, modification, forbearance, listing, short sale, and cash sale without a sales agenda.

Do you charge fees to help with foreclosure?

No. When Real Estate Wanted buys your house for cash, there are no commissions or fees from me. I do not sell foreclosure-rescue services and I do not take upfront consulting fees. Approved housing counseling is free.

What if I owe more than the house will sell for?

You may need a short sale with lender approval, or another loss-mitigation path. A cash offer alone does not erase a shortfall. Title, your servicer, a counselor, and often an attorney work through the numbers together.

I also fell behind on property taxes. Does that change anything?

It can. Tax sale and mortgage default are different processes. See our behind on property taxes page, and tell your counselor about both bills so the plan covers the full picture.

Where are you based, and how do I reach you?

Real Estate Wanted is based in Hampstead, MD 21074. Call or text (410) 498-7473, or use the offer form. Evan Weissman, MD License #664574, eXp Realty, LLC.

Talk through your options

If you want a no-obligation as-is cash number while you work with a counselor and your servicer, I am glad to provide one. No scare tactics. No miracle promises.

Request a cash offer. Prefer to talk? (410) 498-7473 works for calls and texts.

Real Estate Wanted, based in Hampstead, MD 21074.

Evan Weissman, MD License #664574, eXp Realty, LLC. When Real Estate Wanted makes you a cash offer, we are buying for our own investment and I am not acting as your agent. If you list with me or with Brian Fitzpatrick, also licensed with eXp Realty, that agent represents you under a written listing agreement. This page is general information, not legal or tax advice. For foreclosure counseling, use free HUD-approved agencies and consider your own attorney.