If you find yourself not being able to afford your home, you have options. If you owe more on your house than what it’s currently worth or currently not able to sell, we can help.

A short sale is a real estate transaction where the mortgage company lets the homeowner sell the property for less than what is currently owed on the mortgage.

In order to complete the process you will need to hire a short sale negotiator, or real estate agent to represent you! It is important you hire someone who is familiar with the necessary paperwork required and dealing with these complicated transactions.

This is ALL we do. We help homeowners avoid foreclosure and advocate on your behalf to get the lenders approval and get your debt settled and in most cases money to move!

The best part is there is no cost to the homeowner to do a short sale. The mortgage lender will pay US directly to represent you! The short sale will help you avoid foreclosure and the lender forgives your debt.

Since every situation is different, you may also qualify for other options to keep your home through a loan modification. We will call the Lenders Loss mitigation department with you and make sure you know all your options to make the best decision on how to move forward.

Want to discuss your options?

Benefits of a short sale:


Relieve the stress of mortgage payments


Settle your debts and avoid foreclosure


Less damaging to your credit history

Qualifying factors for short sale help

Financial Hardship

You’re undergoing financial hardship, such as loss of income, divorce, excessive debt, or death of a homeowner.

Owe more than house is worth

Your mortgage balance is more than the house is worth including factoring in any additional liens, HOA fees, and closing costs.

30+ Days Delinquent

Your mortgage loan is at least 30 days delinquent.

Mortgage exceeds appraised value

An appraisal obtained by your lender shows the value of your home as less than the mortgage amount.

If you do not qualify for a property short sale, there may be other alternatives to

If you have additional questions…

How a short sale realtor works for you

We’ll handle the entire process from start to finish.


Hire a Short Sale realtor.

Your lender will require you to hire a short sale realtor (like us) to negotiate on your behalf; we know their process, and what it takes to get short sales approved. When you are interviewing real estate agents make sure they know your lenders process. This transaction can be time consuming, if your Listing agent is not familiar with the process they could put you in worse situation. A Short sale is NOT like a traditional sale, most Realtors have no clue how to get lender approval or how to navigate the Short Sale Process. (Good thing we wrote the book on it!)



Submit a short sale package.

We will submit all the paperwork needed including the financial package on your behalf to prove your financial hardship and get your Short Sale approved. In your initial consultation with us, we will make sure we have everything we need to get the lender to review your short sale. You will get weekly updates from the office so you know every step of the way what is going on with your Short Sale.


Negotiate with your lender.

We will negotiate on your behalf to get your debt settled and all fees paid so you don’t have to. We know how to speak to the lenders and get your short sale approved. It is important to note that it does not matter what the property's condition is. The home will be sold as is and you will not be required to make any repairs. In part of the the negotiations we get a reduced price from the lender so you can sell the home AS IS. We advocate on your behalf to make sure the mortgage lender agrees.


Weekly communication.

You will know every step of the way what is going on with your short sale. We know how frustrating this process can be, so we have the systems in place to make sure that you are  never in the dark about what is going on with your house.

Quick Tips

When seeking loss mitigation services it is important to…

Communicate with your lender.

Make sure you do not ignore any communication from your lender and you maintain honest, open communication at the first sign of a financial hardship in order to take advantage of the assistance they will offer you.

Be faithful to your commitment.

If you agree to a loss mitigation option like a short sale, be sure you can comply. If there is a change in your circumstances and you cannot honor your agreement, contact your lender immediately. The further behind you are, the fewer options you’ll have with your lender.

Remain in your home.

If the lender knows the house is vacant they may send a property preservation team out to change the locks, leaving you locked out of your home. It’s also important not to move out as you may not qualify for relocation assistance if you abandon your property.

Frequently asked questions

What is the difference between a short sale and foreclosure?

A short sale transaction occurs when mortgage lenders allow the borrower to sell the house for less than the amount owed on the mortgage. The foreclosure process occurs when lenders repossess the house, often against an owner's will.

What does it cost for your help?

Your mortgage company pays us to represent you.

Will I owe anything after the short sale?

We will make sure the lender puts in writing that your debt is settled after the short sale.  This means you will have no further financial obligations to worry about once the home is sold.

Will I receive money from the short sale?

Most of our clients qualify for relocation assistance from the bank. The amount we’re able to negotiate for ranges from $1,500 to $10,000.

How will a short sale affect my credit?

It depends on many things, including late or missed payments. A short sale may appear on your credit report as “ settlement or pre-foreclosure redemption,” “paid in full for less than full balance” or other terms.

*Missing mortgage payments will definitely affect your credit rating.

Are there any tax implications of a short sale?

A short sale where the lender forgives (cancels) the debt is a relief of debt. The IRS may treat this as income for tax purposes. A limited exemption allows homeowners to pay no taxes on certain types of debt forgiveness especially if it's your primary residence. The government has been extending the Mortgage debt forgiveness act since 2007 and we do believe they will keep extending it or create a permanent law for it soon.

How long does a short sale take?

Every short sale is different, because every homeowner’s situation is different. Our average time frame is 3-4 months.

Do I need to move right away?

No, you can stay in your home and use this time to find a new place to live. This will actually help with our relocation assistance negotiations, as you may not qualify if you’ve abandoned your property.

Take It From Our Past Clients

What our clients are saying…


“I was coming from the lowest point in my life and you managed to get me through the longest short sale ever. YOU have given me hope and inspiration! Thank you!”

Richardson, TX


“I didn’t think anyone could help me after multiple loan modification attempts. The lender would not budge. Nicole and her team were able to get the lender to accept a short sale, postpone multiple foreclosure dates and get me funds from the lender at closing to help with moving!”

Winter Haven, FL

Check out Our blog

and stay up to date with the latest tips for the ever-changing real estate market.

the short sale queen logo

7 Alternatives To Foreclosure

Nicole Espinosa
March 3, 2021

If you’re behind on mortgage payments, you may be able to work with your lender to find an alternative to foreclosure. Your lender will evaluate your individual circumstances based on the reason for default, and whether your financial ...more

7 Alternatives To Foreclosure
expert short sale investor

Be The Expert | Become A Excellent Agent | Nicole Espinosa

Nicole Espinosa
October 22, 2020

Be The Expert! RJ Yes. So, can I tell you a story from an investor’s standpoint? Nicole Absolutely. RJ This happened recently where I tried to get Nicole to work on a lead that I felt like the ...more

Be The Expert | Become A Excellent Agent | Nicole Espinosa

Get In Touch

Ready to get started? Text or call 972-452-6868 to speak to someone from our team right away. Or fill out the form below and we will get back to you.  

Street Address
Zip Code