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Short Sale Help

TOP 5 QUESTION ASKED ON SHORT SALE PROCESS

I have composed of the most frequent question I am asked from homeowners who are
considering a short sale. The top five  Short Sale questions I am asked often.

1. How does a short sale effect my credit ? Depending on how your Short Sale is negotiated with your lender it could have a smaller impact then not paying your mortgage and going into foreclosure.

2. Why is a Short Sale better then a Foreclosure ? Selecting to do a Short Sale you avoid the foreclosure stigma on your credit, and you may be able to purchase again in 2-3 years oppose to the 7 years with a foreclosure.

3. My foreclosure date is 2 weeks away, can I do a short sale ? Depending on the lender, you will need to submit a complete Short Sale packet and also your Realtor will need to send in a packet without this, they will not postpone. Some lenders will need a purchase contract to postpone the Sales date.

4.  What are the tax consequences in doing a short sale ? You should always check with your tax person . The mortgage debt forgiveness act 2007 has positive tax consequences for those who participate in the Short Sale with owner occupied homes, again consult with  your tax person.

5. I am current on my mortgage can I do a short sale ? In most case the answer would be Yes, if you can prove to the lender you have a hardship.

I hope my blog was able to shed some light on the Short Sale process.
I am a Houston Realtor please visit my website at www.keystomyplace.com

For any question you may have on the short sale process please email or call me with your questions. 713-269-9235 direct

 


Documents needed to start short sale process

Documents you may need to start the short sale process, depending on the type of loan you may be able to start the process with fewer documentation to no documentation. I will start the process to verify with the lender if you would be eligible for the less documentation route for the short sale.

1. Hardship letter- Explanation of the hardship with signatures on the letter. Letter should be short and to the point.

2. Paystubs- Most current last 30 days

3. Bank statements- Last 60 days all pages

4. Tax return - Last two years

5. Financial worksheet- Worksheet I can provide to you, that your lender will want to see.

6. 4506-T- I can provide this to you.

Lenders depending on the servicer may have addtional documents for you to fill

out and sign. I will be able to help you with this. If you are interested in the

HAFA program I can provide the addtional documents you will need to get started.

 

Work with a Realtor who can help you with the short sale process on the required lender documents. I have most lenders short sale packet and will be happy to email you a packet to get started today!

HARDSHIP LETTER 101

Why, what, and how to write a hardship letter to you lender. I will give you some key points on what your lender is looking for and what qualifies for a hardship with your lender. I will also give you an idea on how to structure your hardship letter, keep in mind the person who will be reading your hardship letter is the person who is overworked and they have just read perhaps 300 hardships letters and your letter will be hardship letter 301. So keep it short and simple and to the point. Go from A to C and cut out B. Don't write a novel, one page will do and even a  1/2 page is even better. Below is example of hardship letter, also don't forget to contact me as your Realtor to assist you in the short sale process. There is no cost to you during the short sale process.

This is some of the example list of hardships that lenders consider during the Short Sale process:

  • Adjustable Rate Mortgage Reset- Payment Scock (uncommon, but we will see more lenders accept this in the future)
  • Illness
  • Loss of Job
  • Reduced Income
  • Failed Business
  • Job Relocation
  • Death of Spouse or C0-Borrower
  • Death
  • Incarceration
  • Divorce
  • Marital Separation
  • Military Duty
  • Reduced Income
  • Medical Bills
  • Damage to Property (natural disaster or unnatural)
  • Other (Please Specify)

******HARDSHIP LETTER EXAMPLE*********

Always have your Name and property address with the loan number and date in the upper left hand corner of the hardship letter.

To whom it may concern

I am writing to you to explain the hardship that has occured to us and to explain the reason on how we got behind in our mortgage payment. We have tried to maintain the payments and have exhausted all resources. The main reason we are behind is  (insert reason ) We have tried to maintain the payments, but our current income is not enough to continue and we are asking for a short sale as an option in helping us rather then being foreclosed on and we are trying to perserve our credit.  It is our hope that  lender (insert bank name) will honor our request in doing a short sale.

 

Respectfully,

YOUR NAME

 


.........AVOID FORECLOSURE....SAVE CREDIT....PAY NOTHING.....OWE NOTHING (IN MOST CASES).....DON'T WAIT .... STOP LIVING IN FEAR.....GET RELIEF....CALL TODAY ...713-269-9235


 

SHORT SALE VS. FORECLOSURE

Information provided by The Distressed Property Institute, LLC. The Distressed Property Institute, LLC assumes no responsibility nor guarantees the accuracy of this document

The Chart below is intended to give you some possible
     consequences between a Foreclosure and Short Sale.

 

SSUE

FORECLOSURE

SUCCESSFUL SHORT SALE

 

Future Fannie Mae Loan...

Primary Residence

(effective May 21, 2008)

A homeowner who loses a home to Foreclosure is ineligible for a Fannie Mae backed mortgage for a period of 5 years

A homeowner who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed mortgage after only 2 years.

 

Future Fannie Mae Loan...

Non Primary

(effective May 21, 2008)

An investor who allows a property to go to Foreclosure is ineligible for a Fannie Mae backed investment mortgage for a period of 7 years

An investor who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed investment mortgage after only 2 years.

 

Future Loan With Any

Mortgage Company

On any future 1003 application a prospective borrower will have to answer YES to question C in Section Vlll of the standard 1003 that asks “Have you had property foreclosed upon or given title or deed in lieu thereof in the last 7 years?”  This will affect future rates.

There is no similar declaration or question regarding a short sale (at this time).

 

Credit Score

Score may be lowered anywhere from 250 to over 300 points. Typically will affect score for over 3 years

Only late payments on mortgage will show and after sale mortgage will be reported as paid or negotiated. This will lower the score as little as 50 points if all other payments are being made. A short sales’ affect can be as brief as 12 to 18 months.

 

Credit History

Foreclosure will remain as a public record on a person’s credit history for 10 years or more.

Short sale is not reported on a credit history. There is no specific reporting item for ‘short sale’. The loan is typically reported as ‘paid in full, settled’.

Security Clearances

Foreclosure is the most challenging issue against a security clearance outside of a conviction of a serious misdemeanor or felony. If a client has a foreclosure and is a police officer, in the military, in the CIA, Security, or any other position that requires a security clearance in almost all cases clearance will berevoked and position will be terminated.

A Short Sale on its own does not challenge most security clearances.

Current Employment

Employers have the right and are actively checking the credit regularly of all employees who are in sensitive positions. A foreclosure in many cases is ground for immediate reassignment or termination.

A short sale is not reported on a credit report and is therefore not a challenge to employment.

Future Employment

Many employers are requiring credit checks on all job applicants. A foreclosure is one of the most detrimental credit items an applicant can have and in most cases will challenge employment.

A short sale is not reported on a credit report and is therefore not a challenge to employment.

Deficiency Judgment

In 100% of foreclosures(except in those states where there is no deficiency) the bank has the right to pursue a deficiency judgment.

In some successful short sales it is possible to convince the lender togive up the right to pursuit a deficiency judgment against the homeowner.

Deficiency Judgment (amount)

In a foreclosure the home will have to go through an REO process if it does not sell at auction. In most cases this will result in a lower sales price and longer time to sale in a declining market. This will result in a higher possible deficiency judgment.

In a properly managed short sale the home is sold at a price that should be close to market value and in almost all cases will be better than an REO sale resulting in a lower deficiency

 


From me to you

Dear Homeowner,

 

What you are going through you are not alone. This can be a frightening or confussing  experience to go through and  most of the time it is out of a persons control of being unable to make the  mortgage payments.

 It may be due to reduced work hours or a medical situation or a relationship that has changed. What ever the case may be, please do not feel alone in your struggles. You are not the lone ranger in this at all !

Please understand there is help out there for you, the first thing is to make contact
with your lender, options  are available.


Understanding your options is the first thing you will need to realize. The
Loan modification , this is when the lender will need some documents from
you in order to process your loan modification, some of the options could be a reduction in
payment or taking your arrearage and adding it to the end of the  loan, which would
bring you current, again this is just some of the options available to you. Your lender will be able
to give you options on your loan modification.

Short sale would be another option to look at. Basically this means you owe more
on your house than what is worth in todays market, and you wouldn't be able to sell
your home to pay off what you owe to the lender, so now we have what is called a
short sell, with a short sell you would have a Realtor list your home, but the lender
would have final approval, because you are still working a deal out with the lender
to accept, and keep in mind short sale mark on your credit is not as severe as a
foreclosure, it you go down this path, I would suggest to work with a Realtor to guide
you through this.

Just know I am here to help YOU !

 

Best regards

Christina

 


Understanding how a home is foreclosed in the state of Texas

 

How are Texas deeds foreclosed?
The primary method of foreclosure in Texas involves what is known as non-judicial foreclosure. Except for certain notice provisions this type of foreclosure does not involve court action. When the deed of trust is initially signed it will usually contain a provision called a power of sale clause which upon default allows a trustee to sell the property in order to satisfy the underlying defaulted loan. The trustee acts as a representative of the lender to effectuate the sale which typically occurs in the form of an auction. Because this is a non-judicial remedy there are very stringent notice requirements and the legal documents are required to contain the power of sale language in order to use this type of foreclosure method.


Power of Sale Notice Requirements:
Prior to initiating a foreclosure the lender must send a demand letter requesting the payment of past due amounts which gives the borrower twenty (20) days to pay any past due amounts otherwise foreclosure proceedings will begin.
After the twenty day notice above and at least twenty-one (21) days before any foreclosure sale, further notice of the foreclosure must: (a) be filed with the county clerk in the county in which the property is located; (b) mailed to the defaulting borrower (and other creditors whose liens affect the property) and; (c) be posted at the county court where any sale would occur.
Foreclosure sales must take place on the first Tuesday of each month (between 10AM and 4PM) at the courthouse, even if the date falls on a legal holiday. The trustee will auction the property to the highest bidder including the lender who is given credit for the value of the balance of any outstanding indebtedness under the loan.
In Texas, thelenders can also go to court in what is known as ajudicial foreclosure proceeding where the court must issue a final judgment of foreclosure. If the deed of trust does not contain thepower of sale language the lender must seek judicial foreclosure. The property is then sold as part of a publicly noticed sale. A complaint is filed in county court along with what is known alis pendens. A lis pendens is a recorded document that provides public notice that the property is being foreclosed upon.


What are the legal instruments that establish a Texas mortgage?
The documents are known as thedeed of trust,note, and in a commercial transaction, asecurity agreement. Sometimes the mortgage document is combined with the security agreement.  Alternatively, amortgage is filed to evidence the underlying debt and terms of repayment, which is set forth in thenote.


How long does it take to foreclose a property in Texas?
Depending on the timing of the various required notices, it usually takes approximately 60 days to effectuate an uncontestednon-judicial foreclosure. This process may be delayed if the borrower contests the action in court, seeks delays and adjournments of sales, or files forbankruptcy.

Is there a right of redemption in Texas?
Texas has nostatutory right of redemption, which would allow a party whose property has been foreclosed to reclaim that property by making payment in full of the sum of the unpaid loan plus costs


Distressed Houston area home owners, you have some options:
  *Lender workout may consist of the following, check with your lender.
    a. Forebearance
    b. Reinstatement
    c. Repayment Plan
    d. Loan Modification


If the above you are not able to work with the lender, you have an option of Short Sale, you will need to have a Realtor list your home and who may also negotiate the process with your lender.

The short sale will not be a major impact on your credit, like a foreclosure would. In most cases I am able to work out a relocation package with your lender, this would be a monetary amount your lender would give to you, to assist you in your relocation. Never take a foreclosure HIT ! I am available by text, email, and by phone.
                                                    


MORTGAGE DEBT FORGIVENESS ACT 2007


Information on the Mortgage Debt Forgiveness Act 2007
any questions on this Act I would advise you  to contact your CPA or
accountant on this matter.

Main question most homeowners ask when doing a short sale is " Will I get taxed?"
The answer is ....in most cases NO, but still check with your accountant or CPA

 

 

The Mortgage Forgiveness Debt Relief Act and Debt Cancellation

 

If you owe a debt to someone else and they cancel or forgive that debt, the canceled amount may be taxable.

The Mortgage Debt Relief Act of 2007 generally allows taxpayers to exclude income from the discharge of debt on their principal residence. Debt reduced through mortgage restructuring, as well as mortgage debt forgiven in connection with a foreclosure, qualifies for the relief.

This provision applies to debt forgiven in calendar years 2007 through 2012. Up to $2 million of forgiven debt is eligible for this exclusion ($1 million if married filing separately). The exclusion does not apply if the discharge is due to services performed for the lender or any other reason not directly related to a decline in the home’s value or the taxpayer’s financial condition.

More information, including detailed examples can be found in Publication 4681, Canceled Debts, Foreclosures, Repossessions, and Abandonments. Also see IRS news release IR-2008-17.

The following are the most commonly asked questions and answers about The Mortgage ForgivenessDebt Relief Act and debt cancellation:

What is Cancellation of Debt?
If you borrow money from a commercial lender and the lender later cancels or forgives the debt, you may have to include the cancelled amount in income for tax purposes, depending on the circumstances. When you borrowed the money you were not required to include the loan proceeds in income because you had an obligation to repay the lender. When that obligation is subsequently forgiven, the amount you received as loan proceeds is normally reportable as income because you no longer have an obligation to repay the lender. The lender is usually required to report the amount of the canceled debt to you and the IRS on a Form 1099-C, Cancellation of Debt.

Here’s a very simplified example. You borrow $10,000 and default on the loan after paying back $2,000. If the lender is unable to collect the remaining debt from you, there is a cancellation of debt of $8,000, which generally is taxable income to you.

Is Cancellation of Debt income always taxable?
Not always. There are some exceptions. The most common situations when cancellation of debt income is not taxable involve:

  • Qualified principal residence indebtedness: This is the exception created by the Mortgage Debt Relief Act of 2007 and applies to most homeowners.
  • Bankruptcy: Debts discharged through bankruptcy are not considered taxable income.
  • Insolvency: If you are insolvent when the debt is cancelled, some or all of the cancelled debt may not be taxable to you. You are insolvent when your total debts are more than the fair market value of your total assets.
  • Certain farm debts: If you incurred the debt directly in operation of a farm, more than half your income from the prior three years was from farming, and the loan was owed to a person or agency regularly engaged in lending, your cancelled debt is generally not considered taxable income.
  • Non-recourse loans: A non-recourse loan is a loan for which the lender’s only remedy in case of default is to repossess the property being financed or used as collateral. That is, the lender cannot pursue you personally in case of default. Forgiveness of a non-recourse loan resulting from a foreclosure does not result in cancellation of debt income. However, it may result in other tax consequences.

These exceptions are discussed in detail in Publication 4681.

What is the Mortgage Forgiveness Debt Relief Act of 2007?
The Mortgage Forgiveness Debt Relief Act of 2007 was enacted on December 20, 2007 (see News Release IR-2008-17). Generally, the Act allows exclusion of income realized as a result of modification of the terms of the mortgage, or foreclosure on your principal residence.

What does exclusion of income mean?
Normally, debt that is forgiven or cancelled by a lender must be included as income on your tax return and is taxable. But the Mortgage Forgiveness Debt Relief Act allows you to exclude certain cancelled debt on your principal residence from income. Debt reduced through mortgage restructuring, as well as mortgage debt forgiven in connection with a foreclosure, qualifies for the relief.

Does the Mortgage Forgiveness Debt Relief Act apply to all forgiven or cancelled debts?
No. The Act applies only to forgiven or cancelled debt used to buy, build or substantially improve your principal residence, or to refinance debt incurred for those purposes. In addition, the debt must be secured by the home. This is known as qualified principal residence indebtedness. The maximum amount you can treat as qualified principal residence indebtedness is $2 million or $1 million if married filing
separately.

Does the Mortgage Forgiveness Debt Relief Act apply to debt incurred to refinance a home?
Debt used to refinance your home qualifies for this exclusion, but only to the extent that the principal balance of the old mortgage, immediately before the refinancing, would have qualified. For more information, including an example, see Publication 4681.

How long is this special relief in effect?
It applies to qualified principal residence indebtedness forgiven in calendar years 2007 through 2012.

Is there a limit on the amount of forgiven qualified principal residence indebtedness that can be excluded from income?
The maximum amount you can treat as qualified principal residence indebtedness is $2 million ($1 million if married filing separately for the tax year), at the time the loan was forgiven. If the balance was greater, see the instructions to Form 982 and the detailed example in Publication 4681.

If the forgiven debt is excluded from income, do I have to report it on my tax return?
Yes. The amount of debt forgiven must be reported on Form 982 and this form must be attached to your tax return.

Do I have to complete the entire Form 982?
No. Form 982, Reduction of Tax Attributes Due to Discharge of Indebtedness (and Section 1082 Adjustment), is used for other purposes in addition to reporting the exclusion of forgiveness of qualified principal residence indebtedness. If you are using the form only to report the exclusion of forgiveness of qualified principal residence indebtedness as the result of foreclosure on your principal residence, you only need to complete lines 1e and 2. If you kept ownership of your home and modification of the terms of your mortgage resulted in the forgiveness of qualified principal residence indebtedness, complete lines 1e, 2, and 10b. Attach the Form 982 to your tax return.

Where can I get this form?
If you use a computer to fill out your return, check your tax-preparation software. You can also download the form at IRS.gov, or call 1-800-829-3676. If you call to order, please allow 7-10 days for delivery.

How do I know or find out how much debt was forgiven?
Your lender should send a Form 1099-C, Cancellation of Debt, by February 2, 2009. The amount of debt forgiven or cancelled will be shown in box 2. If this debt is all qualified principal residence indebtedness, the amount shown in box 2 will generally be the amount that you enter on lines 2 and 10b, if applicable, on Form 982. 

Can I exclude debt forgiven on my second home, credit card or car loans?
Not under this provision. Only cancelled debt used to buy, build or improve your principal residence or refinance debt incurred for those purposes qualifies for this exclusion. See Publication 4681 for further details.

If part of the forgiven debt doesn't qualify for exclusion from income under this provision, is it possible that it may qualify for exclusion under a different provision?
Yes. The forgiven debt may qualify under the insolvency exclusion. Normally, you are not required to include forgiven debts in income to the extent that you are insolvent.  You are insolvent when your total liabilities exceed your total assets. The forgiven debt may also qualify for exclusion if the debt was discharged in a Title 11 bankruptcy proceeding or if the debt is qualified farm indebtedness or qualified real property business indebtedness. If you believe you qualify for any of these exceptions, see the instructions for Form 982. Publication 4681 discusses each of these exceptions and includes examples.

I lost money on the foreclosure of my home. Can I claim a loss on my tax return?
No.  Losses from the sale or foreclosure of personal property are not deductible. 

If I sold my home at a loss and the remaining loan is forgiven, does this constitute a cancellation of debt?
Yes. To the extent that a loan from a lender is not fully satisfied and a lender cancels the unsatisfied debt, you have cancellation of indebtedness income. If the amount forgiven or canceled is $600 or more, the lender must generally issue Form 1099-C, Cancellation of Debt, showing the amount of debt canceled. However, you may be able to exclude part or all of this income if the debt was qualified principal residence indebtedness, you were insolvent immediately before the discharge, or if the debt was canceled in a title 11 bankruptcy case.  An exclusion is also available for the cancellation of certain nonbusiness debts of a qualified individual as a result of a disaster in a Midwestern disaster area.  See Form 982 for details.

If the remaining balance owed on my mortgage loan that I was personally liable for was canceled after my foreclosure, may I still exclude the canceled debt from income under the qualified principal residence exclusion, even though I no longer own my residence? 
Yes, as long as the canceled debt was qualified principal residence indebtedness. See Example 2 on page 13 of Publication 4681, Canceled Debts, Foreclosures, Repossessions, and Abandonments.

Will I receive notification of cancellation of debt from my lender?
Yes. Lenders are required to send Form 1099-C, Cancellation of Debt, when they cancel any debt of $600 or more. The amount cancelled will be in box 2 of the form.

What if I disagree with the amount in box 2?
Contact your lender to work out any discrepancies and have the lender issue a corrected Form 1099-C.

How do I report the forgiveness of debt that is excluded from gross income?
(1) Check the appropriate box under line 1 on Form 982, Reduction of Tax Attributes Due to Discharge of Indebtedness (and Section 1082 Basis Adjustment) to indicate the type of discharge of indebtedness and enter the amount of the discharged debt excluded from gross income on line 2.  Any remaining canceled debt must be included as income on your tax return.

(2) File Form 982 with your tax return.

My student loan was cancelled; will this result in taxable income?
In some cases, yes. Your student loan cancellation will not result in taxable income if you agreed to a loan provision requiring you to work in a certain profession for a specified period of time, and you fulfilled this obligation.

Are there other conditions I should know about to exclude the cancellation of student debt?
Yes, your student loan must have been made by:

(a) the federal government, or a state or local government or subdivision;

(b) a tax-exempt public benefit corporation which has control of a state, county or municipal hospital where the employees are considered public employees; or

(c) a school which has a program to encourage students to work in underserved occupations or areas, and has an agreement with one of the above to fund the program, under the direction of a governmental unit or a charitable or educational organization.

Can I exclude cancellation of credit card debt?
In some cases, yes. Nonbusiness credit card debt cancellation can be excluded from income if the cancellation occurred in a title 11 bankruptcy case, or to the extent you were insolvent just before the cancellation. See the examples in Publication 4681.

How do I know if I was insolvent?
You are insolvent when your total debts exceed the total fair market value of all of your assets.  Assets include everything you own, e.g., your car, house, condominium, furniture, life insurance policies, stocks, other investments, or your pension and other retirement accounts.

How should I report the information and items needed to prove insolvency?
Use Form 982, Reduction of Tax Attributes Due to Discharge of Indebtedness (and Section 1082 Basis Adjustment) to exclude canceled debt from income to the extent you were insolvent immediately before the cancellation.  You were insolvent to the extent that your liabilities exceeded the fair market value of your assets immediately before the cancellation.

To claim this exclusion, you must attach Form 982 to your federal income tax return.  Check box 1b on Form 982, and, on line 2, include the smaller of the amount of the debt canceled or the amount by which you were insolvent immediately prior to the cancellation.  You must also reduce your tax attributes in Part II of Form 982.

My car was repossessed and I received a 1099-C; can I exclude this amount on my tax return?
Only if the cancellation happened in a title 11 bankruptcy case, or to the extent you were insolvent just before the cancellation. See Publication 4681 for examples.

Are there any publications I can read for more information?
Yes.
(1) Publication 4681, Canceled Debts, Foreclosures, Repossessions, and Abandonments (for Individuals) is new and addresses in a single document the tax consequences of cancellation of debt issues.

(2) See the IRS news release IR-2008-17 with additional questions and answers on IRS.gov.


Houston Short Sale Agent

Making home affordable and home affordable foreclosure alternative better known as HAFA for Short Sale. I am Houston Short Sale Agent who is Certified to work with distressed home homeowners. Before you consider the HAFA program, you must try to do a loan modification, and if you are denied the loan modification, then  at this point you only have two alternatives, one is a foreclosure, or the second is the short sale through the HAFA program.  If you decided the short sale process, it is less of a hit on your credit, and also through this program, the lender will assist you with relocation funds, at time of closing. There is no deficiency judgements in most cases. I have provided a link to the HUD approved housing counselors. You may also contact me with any questions you may have via text,email, or by phone. If you need to go the short sale route, I will be able to list and negotiate with your lender and get you a short sale approval.  Keep in mind work with a professional, and get professional results. Work with an amateur and get amateur results... you decide.

-Christina

 

HUD APPROVED HOUSING COUNSELORS


Agency Name Phone
Toll-Free
Fax Number
Email
Website
Address Counseling Services Languages Parent Organization
AVENUE COMMUNITY DEVELOPMENT CORPORATION Phone: 713-864-9099-250
Fax: 713-864-0027
E-mail: patriciaw@avenuecdc.org
Website: www.avenuecdc.org
707 Quitman
Houston, Texas 77009
- Fair Housing Assistance
- Home Improvement and Rehabilitation Counseling
- Homebuyer Education Programs
- Loss Mitigation
- Marketing and Outreach Initiatives
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
- Services for Homeless
 
- English
- Spanish
 
 
CATHOLIC CHARITIES GALVESTON HOUSTON Phone: 713-699-0785
Fax: 713-699-2526
E-mail: rdixon@catholicharities.org
Website: www.catholiccharitiescdc.org
400 East 41st Street
HOUSTON, Texas 77022
- Homebuyer Education Programs
- Mortgage Delinquency and Default Resolution Counseling
- Prepurchase Counseling
 
- English
- Spanish
 
CATHOLIC CHARITIES USA
CCCS OF THE GULF COAST - DIVISION OF MMI Phone: 866-232-9080
Toll-free: 866-232-9080
Fax: 480-947-2212
E-mail:jeanine.lipka@moneymanagement.org
Website: www.moneymanagement.org
7915 FM 1960 W., Ste. 130
Houston, Texas 77070
- Homebuyer Education Programs
- Marketing and Outreach Initiatives
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Prepurchase Counseling
- Renters Assistance
 
- English
 
MONEY MANAGEMENT INTERNATIONAL INC.
CCCS OF THE GULF COAST PHONE CENTER, A DIVISION OF MMI Phone: 800-873-2227
Toll-free: 888-845-5669
E-mail:Derek.Hammond@MoneyManagement.org
Website: www.moneymanagement.org
9009 W. Loop South
Suite 700
Houston, Texas 77096
- Homebuyer Education Programs
- Loss Mitigation
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
 
- English
- Spanish
 
MONEY MANAGEMENT INTERNATIONAL INC.
CCCS OF THE GULF COAST, DIVISION OF MMI Phone: 800-850-2227
Toll-free: 800-850-2227
Fax: 281-319-0289
E-mail:jeanine.lipka@moneymanagement.org
Website: www.moneymanagement.org
11550 Fuqua #350
Houston, Texas 77034
- Homebuyer Education Programs
- Marketing and Outreach Initiatives
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
- Renters Assistance
 
- English
 
MONEY MANAGEMENT INTERNATIONAL INC.
CCCS OF THE GULF COAST, - A DIVISION OF MMI Phone: 800-850-2227
Toll-free: 888-850-2227
E-mail:jeanine.lipka@moneymanagement.org
Website: www.moneymanagement.org
12605 East Freeway #500
Houston, Texas 77015
- Homebuyer Education Programs
- Marketing and Outreach Initiatives
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
- Renters Assistance
 
- English
- Spanish
 
MONEY MANAGEMENT INTERNATIONAL INC.
CCCS OF THE GULF COAST, - DIVISION OF MMI Phone: 800-850-2227
Toll-free: 800-850-2227
Fax: 281-363-0877
E-mail:jeanine.lipka@moneymanagement.org
Website: www.moneymanagement.org
1 Greenway Plaza Ste 130
Houston, Texas 77046
- Homebuyer Education Programs
- Marketing and Outreach Initiatives
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
- Renters Assistance
 
- English
- Spanish
 
MONEY MANAGEMENT INTERNATIONAL INC.
CCCS OF THE GULF COAST, A DIVISION OF MMI Phone: 800-308-2227
Toll-free: 888-845-5669
Fax: 510-729-6961
E-mail:jeanine.lipka@moneymanagement.org
Website: www.moneymanagement.org
4600 Hwy 6 N #250
Houston, Texas 77084
- Homebuyer Education Programs
- Marketing and Outreach Initiatives
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Prepurchase Counseling
- Renters Assistance
 
- English
 
MONEY MANAGEMENT INTERNATIONAL INC.
CCCS OF THE GULF COAST, DIVISION OF MMI Phone: 800-850-2227
Toll-free: 800-850-2227
E-mail:Vickie.Talley@MoneyManagement.org
Website: www.moneymanagement.org
1716 Mangum
Houston, Texas 77092
- Homebuyer Education Programs
- Marketing and Outreach Initiatives
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
- Renters Assistance
 
- English
 
MONEY MANAGEMENT INTERNATIONAL INC.
CHINESE COMMUNITY CENTER Phone: 713-271-6100-128
Fax: 713-271-3713
E-mail: aclin@ccchouston.org
 
9800 Town Park Drive
Houston, Texas 77036
- Homebuyer Education Programs
- Marketing and Outreach Initiatives
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
- Renters Assistance
 
- Cantonese
- Chinese Mandarin
- English
- Spanish
- Vietnamese
 
HOMEFREE - U S A
CREDIT COALITION Phone: 713-224-8100
Toll-free: 866-346-8100
Fax: 713-224-8102
E-mail: sherrie@creditcoalition.org
Website: www.creditcoalition.org
3300 Lyons Avenue, Number 203A
Houston, Texas 77020
- Homebuyer Education Programs
- Loss Mitigation
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
- Renters Assistance
 
- English
- Spanish
 
 
DOMINION COMMUNITY DEVELOPMENT CORP INC - HOU Phone: 713-957-2789-24
Toll-free: 301-891-8400
Fax: 713-957-3087
E-mail: oscarr@homefreeusa.org
 
1102 Pinemont Drive
Suite B
Houston, Texas 77018
- Homebuyer Education Programs
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
- Renters Assistance
- Services for Homeless
 
- English
 
HOMEFREE - U S A
FIFTH-WARD COMMUNITY REDEVELOPMENT CORP. Phone: 713-674-0175
Fax: 713-674-0176
E-mail: KPAYTON@FIFTHWARDCRC.ORG
Website: www.fifthwardcrc.org
4300 Lyons Ave
Suite 300
Houston, Texas 77020
- Fair Housing Assistance
- Home Improvement and Rehabilitation Counseling
- Homebuyer Education Programs
- Loss Mitigation
- Marketing and Outreach Initiatives
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Prepurchase Counseling
 
- English
- Vietnamese
 
STRUCTURED EMPLOYMENT ECONOMIC DEVELOPMENT CO
GULF COAST COMMUNITY SERVICES ASSOCIATION Phone: 713-393-4787
Fax: 713-393-4760
E-mail: wallacej@gccsa.org
Website: www.gccsa.org
5000 Gulf Freeway, Bldg #1
Houston, Texas 77023
- Homebuyer Education Programs
- Mortgage Delinquency and Default Resolution Counseling
- Renters Assistance
- Services for Homeless
 
- English
- Spanish
 
 
HOUSTON AREA URBAN LEAGUE Phone: 713-393-8735
Fax: 713-393-8760
E-mail: davids@haul.org
Website: www.haul.org
1301 Texas Ave
Houston, Texas 77002
- Homebuyer Education Programs
- Marketing and Outreach Initiatives
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Predatory Lending
- Prepurchase Counseling
- Renters Assistance
 
- English
- Spanish
 
NATIONAL URBAN LEAGUE
NACA (NEIGHBORHOOD ASSISTANCE CORPORATION OF AMERICA) HOUSTON, TX Phone: 713-706-3400
Toll-free: 888-297-5568
E-mail: mzavala@naca.com
Website: www.naca.com
6666 Harwin Drive
Suite 260
Houston, Texas 77036
- Fair Housing Assistance
- Homebuyer Education Programs
- Loss Mitigation
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Predatory Lending
- Prepurchase Counseling
 
- English
- Spanish
 
NACA (NEIGHBORHOOD ASSISTANCE CORPORATION OF AMERICA)
NEW VISION HOUSING ALLIANCE Phone: 713-334-5582
Toll-free: 866-600-9781
Fax: 866-802-0495
E-mail: joeann@newvisionha.org
Website: www.newvisionha.org
11410 Martin Luther King Blvd
Houston, Texas 77048
- Homebuyer Education Programs
- Mortgage Delinquency and Default Resolution Counseling
- Prepurchase Counseling
 
- English
 
 
NID-HCA COOKSEY Phone: 713-987-7003
Fax: 713-987-7004
E-mail: houstonnidcouneling@gmail.com
Website: www.nidonline.org & www.makingyourhomeaffordable.org
4018 Charles Street
Houston, Texas 77004
- Fair Housing Assistance
- Home Improvement and Rehabilitation Counseling
- Homebuyer Education Programs
- Loss Mitigation
- Marketing and Outreach Initiatives
- Mobility and Relocation Counseling
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Predatory Lending
- Prepurchase Counseling
- Renters Assistance
- Services for Homeless
 
- English
 
NATIONAL ASSOCIATION OF REAL ESTATE BROKERS-INVESTMENT DIVISION, INC
NID-HCA DIGHTMAN Phone: 713-349-8008
Fax: 713-349-0085
E-mail: mdightman@hotmail.com
Website: www.nidonline.org & www.makingyourhomeaffordable.org
2616 South Loop West
Houston, Texas 77054
- Fair Housing Assistance
- Home Improvement and Rehabilitation Counseling
- Homebuyer Education Programs
- Loss Mitigation
- Marketing and Outreach Initiatives
- Mobility and Relocation Counseling
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Predatory Lending
- Prepurchase Counseling
- Renters Assistance
- Services for Homeless
 
- English
 
NATIONAL ASSOCIATION OF REAL ESTATE BROKERS-INVESTMENT DIVISION, INC
NID-HCA FRYE Phone: 713-715-4491
Fax: 713-715-4492
E-mail: Sheila@fryehoc.com
Website: www.nidonline.org & www.makingyourhomeaffordable.org
3404 Blodgett Street
Houston, Texas 77004
- Fair Housing Assistance
- Home Improvement and Rehabilitation Counseling
- Homebuyer Education Programs
- Loss Mitigation
- Marketing and Outreach Initiatives
- Mobility and Relocation Counseling
- Money Debt Management
- Mortgage Delinquency and Default Resolution Counseling
- Postpurchase Counseling
- Predatory Lending
- Prepurchase Counseling
- Renters Assistance
- Services for Homeless
 
- English
 
NATIONAL ASSOCIATION OF REAL ESTATE BROKERS-INVESTMENT DIVISION, INC
RE-WARD THIRD WARD, INCORPORATED Phone: 713-651-8050
Fax: 713-659-7733
E-mail:rosejohnson@rewardthirdward.com
Website:www.rewardthirdward

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Christina Simmons
Realty Associates

26119 I-45 #210
The Woodlands, TX 77380
Phone: 713-269-9235
Fax: 866-423-3747
Email: christina@christinasellshouston.com

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Christina Simmons | 713-269-9235 | Contact Me
26119 I-45 #210 - The Woodlands, TX 77380
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