Mortgage counseling
THDA can connect you with foreclosure-prevention counseling. Ask about your loan and your next deadline.
888-483-8432THDA counseling information ↗The Offer Genies homeowner library
A difficult situation. A clearer next step.
You do not have to sell your home to use this guide. Start with your most urgent deadline, gather the right records, and contact the independent services that fit your situation. Every checklist and resource here is free to read. No email address or conversation with Offer Genies is required.
A deadline comes first
A foreclosure sale, court hearing, or unsafe-building order is already scheduled?
Keep the notice and act today. Call the organization named on the notice using a phone number you independently verify. Ask for the exact deadline and current status in writing. For foreclosure, contact your mortgage servicer and a HUD-approved counselor, and seek legal help promptly. Do not assume a buyer conversation, sales contract, complaint, or request for help has postponed anything.
Find independent help now →Start with what is happening
You do not have to solve everything today.
Find your situation below. Each guide gives you a first move, options to discuss, documents to collect and people you can contact yourself.
9 guides
Keep your home
Behind on payments or facing foreclosure
Explore ways to keep your home first. If keeping it is not workable, compare a planned sale and other exit options before committing.
Explore your options →Family & ownership
An inherited home or probate estate
Before discussing a sale, establish who owns the property and who has authority to act. Being a relative, an heir, or the person with the keys is not enough to answer those questions.
Explore your options →Family & ownership
A home during divorce or separation
Treat ownership, the mortgage debt and the court case as three connected questions. A private agreement between spouses may not resolve all three.
Explore your options →A safe, livable home
A code-violation notice in Nashville
Start with the specific notice and inspector. A manageable repair issue should not become a bigger problem because the deadline or inspection was missed.
Explore your options →A safe, livable home
Repairs you cannot afford, or a home that is hard to move around in
A repair problem does not automatically mean you must sell. Separate immediate safety needs from longer-term improvements, then match the problem to the right program.
Explore your options →Protect your budget
Property taxes you cannot afford
First find the actual balance and whether collection has reached court. Relief, a freeze and paying delinquent taxes solve different problems.
Explore your options →Protect your budget
Utility bills, shutoff risk and a home that costs too much to run
An overdue bill and an inefficient home need different kinds of help. Work on the immediate account deadline first, then look at long-term costs.
Explore your options →Make a well-informed decision
Compare offers and protect your closing
Understand the money left to you, who can cancel, and who is asking you to sign. Protect your property and your closing funds without relying on a buyer for independent advice.
Explore your options →A safe, livable home
Storm damage, insurance and rebuilding
Handle immediate safety first, document the damage and get the insurer’s requirements in writing. Then plan the repair with the right permits and a verified contractor.
Explore your options →Planning a sale
Make the next chapter easier.
If everything feels connected
Use this simple order.
- Protect the deadline. Find the actual notice, confirm the date and reach the right professional.
- Explore keeping the home. Ask about payment options, repairs, benefits and realistic ongoing costs.
- Decide with the facts. Compare written terms and net proceeds before signing or transferring ownership.
Independent help first
A human who can help you work through it.
Legal help
Legal Aid Society serves Nashville and Middle Tennessee. Ask whether your housing or ownership issue qualifies.
800-238-1443Legal Aid Society ↗Counseling is not a cash grant. Legal help depends on eligibility, case type and available capacity.
Your own plan
One next step. Then the next.
Write a short plan and keep a record of your calls. Nothing here is saved or sent to Offer Genies. Reloading clears it. Keep account numbers, Social Security numbers and other sensitive details in your own secure records.
My deadline________________________________
Who I will contact________________________________
My next action________________________________
Follow-up date & result needed________________________________
My call & document log
Record what was promised, what you sent, how you sent it, and when you will check back. Keep proof of receipt with your own documents.
Private worksheet · Offer Genies homeowner library · offergenies.com/comprehensive-guide/
How we put this guide together
Offer Genies is a property acquisition business, not a law firm or government housing agency. This is general educational information, not advice about your particular case. Rules, eligibility and deadlines vary. Contact a qualified Tennessee attorney or HUD-approved housing counselor when your rights or a sale deadline are at stake.
We prioritize the agencies that run the programs: CFPB, HUD, THDA, Tennessee courts and local providers. Where older pages conflict with current notices, the guide identifies the current limitation rather than promising help.
Resources checked October 29, 2026. This guide has not been reviewed by an attorney. Programs and links can change; confirm details with the provider. Published eligibility is a starting point, not an approval.
Found something that needs correcting? Let us know.
Only if you decide selling is right
Understand the numbers before the next chapter.
Compare selling options and use our private proceeds worksheet. Offer Genies buys property, but this library is here whether you keep your home, sell with an agent, sell to someone else or never contact us.
Compare options & estimated proceeds →