Free guide
Not ready to talk yet? Start with the Texas Short Sale Seller Guide.
Your options, the Texas foreclosure timeline, what happens to the remaining debt, and the 2026 tax change. Six pages in plain English.
Do you qualify?
- You're behind on payments, or about to fall behind due to a real hardship
- Your home is worth less than what you owe on it
- You can document the hardship — job loss, medical bills, divorce, and similar
- You'd rather sell than go through foreclosure
Talk it through
Selling in a specific situation?
A short sale isn't the only tricky scenario I work with.
Probate sale
Selling a home you inherited or are settling as executor.
Understand the processProbate + short sale
Inherited a home the estate can't afford to keep current on.
See how it worksExpired listing
Your home didn't sell last time. Here's what a fresh strategy looks like.
See what changedSelling it yourself (FSBO)
Weighing FSBO vs. an agent? The real pros, cons, and steps involved.
Compare your optionsHow it goes, step by step
- 1
List
We price it to sell and document your hardship for the lender.
- 2
Offer
A buyer's offer comes in — we submit it to your lender for review.
- 3
Lender review
This is the slow part. Usually 30–60 days.
- 4
Approval
The lender agrees to the sale terms in writing.
- 5
Closing
Same as any other home sale from here.
Credit and tax impact
General information only — not tax or legal advice.
A short sale generally affects your credit less than a foreclosure, and the gap can start closing sooner. Depending on the loan, you may or may not owe the difference afterward.
Because tax and debt outcomes vary by lender and situation, I'll connect you with a CPA or attorney before you sign anything.
Questions I hear most
Will I owe money after the sale?
Sometimes — it depends on your lender and loan type. Some lenders waive the remaining balance ("deficiency"), others don't. We'll know your specific situation before you list.
How long does the whole thing take?
Most short sales close in 60–120 days from listing to closing, with lender review being the slowest part.
Will this ruin my credit?
It will affect your credit, but generally less severely and for a shorter time than a foreclosure would.
Do I need to pay you anything upfront?
No. In a short sale, my commission is paid by the lender out of the sale proceeds, not by you.