State Mortgage Assistance and Foreclosure Prevention Programs — Find Help by State
Homeowners who are behind on mortgage payments or facing foreclosure have more options than many realize — and what's available depends heavily on where you live. State agencies, nonprofit programs, court-connected mediation, legal aid organizations, and emergency assistance funds all play different roles, and they change over time. Select your state below to see what programs and resources are currently available where you live.
- SCAM ALERT: All legitimate foreclosure prevention services are free. You should never pay an upfront fee for housing counseling, loan modification help, or foreclosure prevention services. Scammers specifically target homeowners who have received foreclosure notices — treat any offer that requires payment with caution. See our guide to avoiding scams for more tips.
The range of help across states may include:
- Mediation programs that give homeowners the right to negotiate with their lender before a sale can proceed;
- State housing agency programs that offer loan modifications or short-term financial assistance;
- Nonprofit organizations that provide free counseling and help communicating with servicers;
- Legal aid groups that represent income-eligible homeowners facing foreclosure in court.
If you're looking specifically for a free housing counselor in your area — someone who can review your finances, help prepare documents, and communicate with your lender on your behalf — see our HUD housing counseling agency directory for a state-by-state list of approved agencies and the national referral line.
What state mortgage assistance programs typically offer
The programs and resources vary by state, but across the country homeowners can generally find help in one or more of the following categories.
- Financial assistance — Some states have emergency mortgage funds or nonprofit programs that can help bridge a short-term gap in payments, bring a delinquent loan current, or cover property tax arrears that threaten housing stability. Most direct financial assistance programs are limited in funding and may have waiting lists or income requirements. Look here for our financial help directory by city or county page.
- Loan modification and loss mitigation help — Counselors and legal aid attorneys can help homeowners negotiate directly with their servicer for options like a lower interest rate, extended loan term, repayment plan for missed payments, or temporary forbearance. Lenders are generally required by federal law to review a complete loss mitigation application before proceeding with foreclosure.
- Mediation programs — Many states require lenders to participate in a formal mediation or settlement conference process before foreclosure can be completed. A neutral third party facilitates the meeting between the homeowner and lender. Some states make this mandatory for all residential foreclosures; others make it available on request. Your state page will note whether a program exists and how to access it.
- Legal representation — Free legal aid organizations in every state can help income-eligible homeowners respond to foreclosure complaints, raise defenses, challenge errors in the process, or navigate bankruptcy as an alternative. Having an attorney involved may change the outcome. Many of these organizations are funded in part by the federal Legal Services Corporation and by state or private grants. To find free legal help in your state, visit your state page on this site or search for your state's legal aid organization at https://www.lawhelp.org/. Or see the needhelppayingbills free or income based legal aid guide.
Government Programs for Mortgage Help and Foreclosure Prevention
Alabama
Arizona
Arkansas
California
Colorado
Connecticut
Delaware
Florida
Georgia
Idaho
Illinois
Indiana
Iowa
Kansas
Kentucky
Louisiana
Maine
Maryland
Massachusetts
Minnesota
Mississippi
Missouri
Nebraska
Nevada
New Hampshire
New Mexico
New Jersey
New York
Ohio
Oklahoma
Oregon
Pennsylvania
Rhode Island
Tennessee
Texas
Utah
Vermont
Virginia
Washington
Washington DC
West Virginia
Wisconsin
What happened to the Hardest Hit Fund and HAF programs?
Two major federal mortgage relief programs, administered at the state level, that many homeowners may still encounter in search results are no longer accepting new applications.
- The Hardest Hit Fund (HHF), which provided mortgage assistance in 19 states affected by high unemployment and falling home prices, formally ended in 2021. All state HHF programs are closed.
- The Homeowner Assistance Fund (HAF), created by the American Rescue Plan Act in 2021 to help homeowners recover from COVID-19-related financial hardship, distributed nearly $10 billion to homeowners across the country. By late 2024 and into 2025, the vast majority of state HAF programs had exhausted their funding and closed. A small number remain active in a few states — check your state page for current status.
If you see references to either program in older guides or search results, verify directly with your state housing agency before acting on that information.
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