📞 Call or text: (469) 333-1267 — Available 7 days a week, 8am–8pm

Free HUD Counselor Resources →

Beacon Capital Services
Free · Confidential · No Obligation

Are You Struggling With Your Mortgage?
You Have Options.

Free HUD-certified counselors are available right now to help you understand every path forward — before your sale date arrives.

View Free CounselorsGet Help From BCS
📅  Texas property sales are scheduled the first Tuesday of every month. The options available to you narrow as your sale date approaches — the sooner you act, the more doors are open.
How This Works
Three Steps to Getting Help

You don't have to figure this out alone. Our role is to help you understand every option and connect you with the right people for your specific situation.

01

Contact a Free Counselor

The HUD-approved agencies below provide 100% free, federally-certified housing counseling. No cost. No catch. Call them directly.

02

Understand Your Situation

A certified counselor reviews your specific circumstances and lays out every realistic path — loan modification, forbearance, short sale, and more.

03

Let Us Help Too

Fill out our form and we'll personally review your situation, then connect you with the right licensed professional at no cost to you.

100% Free — Federally Funded Housing Counseling
HUD-Approved Counseling Agencies

Every agency below is certified by the U.S. Department of Housing and Urban Development. Counseling is free, confidential, and available in English and Spanish.

National HUD Hotline

Connects you immediately to a HUD-certified counselor in your area. Free, confidential, available in English & Spanish, 24 hours a day.

(800) 569-4287
U.S. Dept. of Housing & Urban Development

HOPE Hotline — Homeownership Preservation Foundation

Mortgage default intervention, mortgage default, and loss mitigation counseling. Free nationwide service.

(888) 995-4673
Homeownership Preservation Foundation
Dallas County Home Loan Counseling Center (HLCC)
Dallas, TX
(214) 819-6060
Mortgage default intervention · Default counseling · Lender communication · Reverse mortgage
CCCS of Greater Dallas — Main
Dallas, TX
(214) 638-2227
Mortgage default intervention · Loan modification · Forbearance · Pre-purchase · Credit counseling
CCCS of Greater Dallas — North Dallas
Dallas, TX
(972) 387-2227
Mortgage default intervention · Loan modification · Forbearance · Pre-purchase · Credit counseling
NACA Dallas — Neighborhood Assistance Corporation of America
Dallas, TX
(972) 283-1171
Mortgage default intervention · Loan modification · Lender advocacy · Purchase counseling
North Texas Housing Coalition
Dallas, TX
(214) 946-3500
Mortgage default intervention · Housing stability counseling
Catholic Charities Dallas — Housing Counseling
Dallas, TX
(866) 223-7500
Mortgage hardship counseling · Pre-purchase counseling · Credit counseling
Money Management International (MMI) — Dallas
Dallas, TX
(866) 232-9080
Mortgage hardship counseling · Loan modification · Forbearance · Credit & bankruptcy counseling
Money Management International (MMI) — National HUD Line
Texas Statewide
(866) 232-9080
Mortgage hardship counseling · Mortgage default · Forbearance · Modification counseling
GreenPath Financial Wellness
Denton, TX
(888) 860-4167
Mortgage hardship counseling · Debt & credit counseling · Mortgage default
Know Your Window
Options by Timeline

The earlier you act, the more options remain. Here's what's typically available depending on how much time you have before your sale date.

Most Options Open
45+ Days Out
  • Loan modification request
  • Payment plan / forbearance
  • Traditional sale with licensed agent
  • HUD counseling & lender negotiation
  • Refinancing (if equity allows)
Urgent — Act Now
22 – 44 Days Out
  • Emergency HUD counseling
  • Short sale (tight timeline)
  • Cash offer (fast close)
  • Deed in lieu (alternative to sale)
  • Lender postponement request
Critical — Call Today
Under 21 Days
  • Cash offer may be the only path
  • Emergency HUD lender contact
  • Bankruptcy (consult an attorney)
  • Negotiate post-sale move-out terms

Let BCS Personally Review Your Options

Tell us a little about your situation and we'll personally review every option — then connect you with whoever is genuinely best positioned to help, at no cost to you.

Get Free Help →