Help Me Decide

Help Me Decide: A Reality-Based Decision Guide

Your situation is unique, but the questions are universal. Use this checklist to choose—keep, sell, or walk—based on facts, not emotions.
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Part 1: The Money Reality Check

Can You Actually Afford This House?

Monthly Payment Analysis

  • Current mortgage payment: _______
  • Property taxes: _______
  • Insurance: _______
  • HOA fees: _______
  • Utilities average: _______
  • Maintenance (1%/yr ÷ 12): _______
  • Total Monthly Housing Cost: _______

Income Analysis

  • Monthly gross income: _______
  • Monthly take-home: _______
  • Housing cost percentage: _______%
Red Flag: Above 35% = house-poor
Danger Zone: Above 50% = likely unsustainable

Part 2: The Physical Reality Check

Your Age and the House

The Maintenance Burden Test (rate 1–10):

  • Lawn care & landscaping
  • Minor repairs (toilets, faucets, outlets)
  • Seasonal maintenance (gutters, HVAC filters)
  • Snow removal (if applicable)
  • Cleaning entire house

Score under 5? This house may be too much.

  • Roof (20–30 yrs): $8,000–$15,000
  • HVAC (15–20 yrs): $5,000–$10,000
  • Water heater (10 yrs): $1,500–$3,000
  • Windows (20 yrs): $10,000–$20,000
  • Siding/Paint (10–20 yrs): $8,000–$15,000

Can you afford even one of these in the next 5 years?

Part 3: Life Circumstances Check

Rate the likelihood (1–10) in the next 3 years:

  • Job loss or income reduction
  • Divorce or separation
  • Major medical issues
  • Need to relocate for work
  • Kids moving out (empty nest)
  • Elderly parent moving in
  • Retirement

Any item rated 7+ → strongly consider selling now.

Part 4: Emotional Trap Detector

  • “The market will improve soon”
  • “I just need a raise/new job”
  • “I can’t let the kids change schools”
  • “This is my dream home”
  • “I’ll never find another place”
  • “What will people think?”
  • “I’ve put so much into this house”

3+ checks = Emotions are overriding logic.

Sunk Cost Fallacy: Past payments don’t matter. The only questions: (1) Can you afford it going forward? (2) Does it fit your life? (3) Is there a better option?

Part 5: Foreclosure Timeline Reality (If You Do Nothing)

  • Months 1–3: Late fees, credit score drops, lender calls
  • Months 4–6: Loan accelerated; foreclosure complaint filed; legal notices
  • Months 7–12: Court process; Order of Reference; Judgment of Foreclosure
  • Months 13–18: Auction scheduled; property sold; eviction may follow

You have time, but each month reduces options.

Your Decision Framework

Green Light to KEEP If:

• Housing costs < 30% of income • 6+ months emergency savings • Stable job 3+ years • Home fits next 10 years • You can handle maintenance • Major repairs funded

Green Light to SELL If:

• Some equity • Long-term affordability is doubtful • Life changes coming • Too much house • Physical limitations growing • Better options available

Consider WALKING AWAY If:

• Underwater (owe more than value of the property) • Can’t afford even with mod • No realistic improvement ahead • Health/age mismatch • 3+ months behind • No assets to pursue

The Hard Truth Action Plan

This Week:

  1. Calculate exact monthly housing cost
  2. Get current home value estimate
  3. List all debts and assets
  4. Review past 3 months bank statements

Within 30 Days:

       5. Make final decision

       6. Commit to a path

       7. Take first concrete action

       8. Stop second-guessing

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Help Me Decide
We’re not a law firm or HUD agency. We coordinate with approved counselors and your chosen attorney. Your situation is unique; timelines and outcomes vary.