Cape Coral Florida's Real Estate Guide

Almost 280,000 Americans lost their homes through foreclosure last year. But that's not the surprising part. This is: Half of them never even talked to their lenders.

While the number of homeowners with past-due loans is still low by historical standards at 4.4 percent, it's expected to rise this year and next because almost 5 million American families will see their adjustable-rate mortgages reset to higher interest rates. Families that are already turning their pockets inside out to pay more than $3 a gallon for gas and higher health care costs may have to make painful choices in order to keep their homes.

the time to dig out your mortgage documents and figure out when, by how much, and how often your payments can rise. If you see trouble ahead, now is the time to consider refinancing, or reaching out to a financial counselor who can help you evaluate your options. Most important, call your lender, right now, if you're about to miss a payment.

"Let the bank know as soon as you know your payment will be late. They adopt a very different attitude if they know the facts and (know) that the owner is not trying to skip out," said Colleen Hernandez, executive director for the Homeownership Preservation Foundation, which provides free financial counseling. "But if the owner dodges them and won't take their calls, (the bank) adopts a hard-core attitude. They want their money."

Calls to her foundation's 24-hour hot line (1-888-995-HOPE) have shot up 61 percent to about 140 a day since January. About 40 percent of all callers are having trouble with their ARM loans, she said.

People in financial jeopardy are often embarrassed to talk about their problems. They don't think their lender will help them, and some are even afraid the lender will use any information against them to foreclose faster.

"There is a huge myth out there that financial institutions want to take the property back, that that is their real intention," said Marietta Rodriguez, interim director of the NeighborWorks Center for Foreclosure Solutions.

In fact, foreclosing on a home, then reselling it, costs a lender almost $59,000 on average, according to Freddie Mac.

"There are spiraling consequences to foreclosure. It brings down values in the neighborhood, and we don't just lend to one borrower; we lend to neighborhoods," Citigroup's Coppola said. "If we end up acquiring a piece of real estate, we have to maintain it until it's sold. So there's a cost."

Instead of foreclosure, a lender might agree to:

• Refinance. Allow the homeowner to refinance the current loan into a new loan. For example, you could refinance from an ARM into a fixed-rate loan.

• Repayment plans. Long-term "catch up" plans that allow homeowners who have fallen behind to pay more per month on their mortgage, gradually bringing their loan up to date.

• Loan modification/restructure. Agreement to change the interest rate or other terms of the loan.

• Forbearance. To postpone the interest or payments on the loan for a fixed period of time.

• Quick sale. Allows the borrower to sell the property for less than the loan, and consider the loan paid in full.

It wasn't higher mortgage payments, but unexpected car repairs and a new air conditioner that made Kimberly Kozak fall behind on her loan this spring. By July, she was four months behind. She said she didn't contact her lender because, "at the time, I thought I was going to be able to pull myself out without going to them."

Finally, her lender, Homecomings Financial, contacted her and referred her to a local credit counselor, who "helped me look at every possible expense that I have in my life all the way down to getting a haircut," said Kozak, 40, who trains new employees at a payment processing company.

Kozak made a $6,000 payment toward the amount past due, and Homecomings agreed to stop the foreclosure and forbear the rest for six months. Kozak has cut back on her phone and cable TV usage, and now has a financial plan that enables her to put money into a savings account each month — money that will let her bring her loan up to date and that will be a cushion for future unexpected expenses.