MyShortSaleBroker
Certified Short Sale Expert® · Southern California

Owe more than your home is worth? You have options.

A short sale lets you sell your home for less than you owe, with your lender's approval, and avoid a foreclosure. We handle the paperwork, the lender, and every lien on the title so you can move forward.

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U.S. Navy Veteran 21+ years in distressed real estate CA DRE #01343492
Life happens

Life changed. The mortgage didn't.

Job loss, illness, divorce, rising insurance and taxes, a payment that reset higher. Most people who fall behind didn't do anything wrong. You don't need to have all the answers before you call. That's our job.

You may still be able to sell, even if:

  • You're months behind on payments
  • You've received a Notice of Default
  • Foreclosure has already started
  • You owe more than the home is worth
  • There are HOA liens, a second mortgage or judgments

You don't need

  • Perfect credit
  • Cash to catch up
  • A buyer lined up

You do need

  • A plan
  • Honest advice
  • Someone who knows how lenders work
Where are you in the process?

Foreclosure starts quietly, then moves fast.

  1. Days 1–30

    Missed payment

    Most loans allow a grace period, then add a late fee. At 30 days late, it shows on your credit report. Nothing is public yet.

  2. Days 60–90

    Serious delinquency

    More calls and letters, often offering options to avoid foreclosure. Someone may drive by to photograph the home. This is the best time to act.

  3. About day 120 · Public record

    Notice of Default

    Federal rules generally keep lenders from starting foreclosure before 120 days late. In California, a Notice of Default is then recorded. Scammers start calling.

  4. Next few months

    Notice of Sale

    A trustee sale is scheduled. The amount to catch up keeps growing with fees. A short sale needs fast, coordinated action.

  5. Sale date

    Auction

    The home is sold at auction and the new owner can move to evict. Control and most options are gone.

Timing varies by lender and loan. Bars show how many options homeowners typically have at each stage. Foreclosure is public. Your options before it are private.

Short sale vs. foreclosure

The biggest difference is control.

Short saleForeclosure
Who decidesYou choose to sell, with lender approvalThe lender and the legal process decide
TimingPlanned. You can line up your next home and your move.Unpredictable. Sale dates change and eviction can follow.
CreditStill an impact, but usually less severeMajor, long-lasting damage
Buying againOften possible soonerUsually a much longer wait
Remaining balanceCan be negotiated and often waived in writingA deficiency may be possible, depending on state and loan
Moving helpSome FHA, VA, Fannie Mae and Freddie Mac short sales include moving money, paid at closingNone

Foreclosure happens to you. A short sale happens with you.

Your real options

It's rarely just "catch up or lose the house."

Loan modification

The lender changes your rate, term or payment. It helps some homeowners, but repeat modifications are now rare.

Short sale

Sell for less than you owe with the lender's approval, avoid foreclosure and plan your move.

Traditional sale

If you still have equity, you may be able to sell normally, pay off the loan and keep the difference.

Deed-in-lieu

You give the home back to the lender in exchange for avoiding foreclosure.

Getting started

What to gather for your short sale.

The lender won't review a short sale until the home is listed and there's a real offer. Then speed matters: a missing document can stall the file while foreclosure keeps moving. Gathering these early is the single biggest thing you can do.

Don't have everything? Call anyway. We'll help you with the rest, including writing your hardship letter.

  • Tax returns, last 2 years
  • Pay stubs or proof of income, last 2 months
  • Bank statements for all accounts, last 2 months
  • Your most recent mortgage statement(s)
  • HOA statement, if you have an HOA
  • Monthly household income and expense worksheet (we provide it)
  • Hardship letter (we help you write it)
  • Signed authorization so we can talk to your lender (we provide it)

Do

  • Keep opening your mail and tell us what arrives
  • Keep the home ready for showings
  • Keep copies of everything

Don't

  • Ignore calls or letters
  • Overprice the home
  • Make large deposits you can't explain
How a short sale works

From first call to closing.

  1. Free, confidential review

    We look at your loan, your timeline, and every lien on the property, and tell you plainly whether a short sale makes sense.

  2. Your hardship & financials

    We help you explain what changed, whether job loss, illness, divorce or a rate increase, and organize the income and expense documents the lender requires.

  3. A complete package to the lender

    We assemble and submit a full, lender-ready file. Incomplete files are the biggest reason short sales stall.

  4. List, market & value the home

    We price the home to market and prepare for the lender's valuation so the numbers hold up.

  5. Negotiate every lien

    Second mortgages, HOA balances, judgments, solar and PACE liens: each one has to agree to a payoff before the sale can close.

  6. Approval & closing

    We track deadlines, follow up with the lender until approval, and coordinate escrow and title to close the sale.

Every loan type has its own rules

We know what your lender will ask for.

FHA

FHA short sales

HUD has specific requirements for eligibility, occupancy and valuation. We package your file to match them.

VA

VA compromise sales

The VA's version of a short sale. As a Navy veteran, Andrés has a personal stake in helping fellow veterans through it.

GSE

Fannie Mae & Freddie Mac

Loans owned by Fannie or Freddie follow standardized guidelines, and they can move faster when the file is right.

Private

Conventional & investor loans

Banks and private investors set their own rules. We find out who owns your loan and what they need.

What stalls short sales

Your first mortgage is only part of the picture.

Second mortgages & HELOCs

Junior lenders often expect something to release their lien. We negotiate that amount.

HOA liens

Late fees, attorney fees and collection costs can grow a small balance fast. HOAs filed about 285,000 liens nationwide in 2025.

Judgments

Court judgments recorded against you can attach to the home. We work with creditors and title to get releases.

Solar leases, solar liens & PACE

Solar contracts and PACE assessments can block a sale. They need payoffs, transfers or releases.

City & code enforcement liens

Municipal fines and code liens can often be reduced when requested properly.

Title company requirements

Title has to insure the sale. We clear what they flag before it delays the closing.

Stay safe

Scammers target homeowners in foreclosure.

Deficiency, tax, and relocation questions are covered in the FAQ below. First, protect yourself from the calls and letters that start once a Notice of Default is public.

Scam alert: if you're behind, scammers already know

Foreclosure filings are public record, and that's how scammers find homeowners. Walk away from anyone who:

  • Asks for money up front
  • Promises a "guaranteed" approval or to stop foreclosure instantly
  • Asks you to sign over your deed to "save" your home
  • Pressures you to sign right now or tells you to stop talking to your lender
  • Wants payment by cash, wire transfer or gift cards
  • Says you can "rent back" your own home after signing it over
  • Uses government-sounding names or logos, or claims "insider" connections with banks
  • Won't put the program in writing

Real help doesn't require secrecy or upfront money. Keep talking to your lender, and you can get free advice from a HUD-approved housing counselor. Report scams to the FTC or the CFPB.

We never charge upfront fees and never promise results. Before you sign anything, call us or verify our license.

Own a property you don't live in?

Out-of-town owners and landlords have options too.

When rents no longer cover the mortgage, or expenses rise on a property you manage from a distance, holding on may stop making sense. You may still be able to sell if payments are behind, the loan balance is higher than the value, or foreclosure has already started.

We help owners find a clean, realistic way out, handled privately and with as little disruption as possible.

Buying a short sale?

Good value for patient, prepared buyers.

Several parties may need to sign off: the loan servicer, the investor that owns the loan, a government insurer or mortgage insurer, and any second lienholders. Here's what to expect.

  • Lender approval often takes 3 to 10 weeks after a complete package is submitted, sometimes longer.
  • The lender sets the price based on its own valuation, not the seller or listing agent.
  • Homes are sold as-is. Inspect, but don't expect repairs or credits.
  • Expect to sign lender affidavits confirming an arm's-length sale with no side agreements.
  • Please don't call the lender. We send your agent regular updates.
Blog & videos

Learn before you decide.

See all articles and videos

Short sale vs. foreclosure: what's the real difference?

Control, credit, timing and what you might still owe.

The California foreclosure timeline, step by step

From the first missed payment to the trustee sale.

Will I still owe money after a short sale?

Deficiencies, waivers and California protections.
Market news

Latest real estate news

More at RealEstateNews.com

Headlines from RealEstateNews.com. Articles open on their site.

Common questions

What homeowners ask us first.

Do I have to be behind on payments to do a short sale?

Not always. Many lenders look at your hardship and whether you can keep up in the future, not only whether you've already missed payments. A free review will tell you where you stand.

Is a short sale better than foreclosure?

For many homeowners, yes. You stay involved in the sale, you can often address what's owed afterward, and it's usually easier on your future housing options. Your situation decides what's best, and we'll talk through it with you.

Can I still do a short sale if my HOA has a lien or I have solar panels?

In many cases, yes. These liens have to be addressed before closing, and they're where most short sales get stuck. Handling them early is a big part of what we do.

Will the bank really let me sell?

Often, yes. Foreclosure is expensive for lenders, with legal costs, vacant homes and property damage. A well-prepared short sale can make more financial sense for them. Approval is never guaranteed, which is why the file has to be done right.

Do I need cash to catch up before I can sell?

No. You can sell while behind. If you owe more than the home is worth, the lender approves a lower payoff instead.

What will it cost me?

The first review is free and confidential. In most short sales, the commission comes out of the sale proceeds with lender approval, not out of your pocket.

Do I need an attorney or a CPA?

We are real estate professionals, not attorneys or tax advisors. For legal questions, deficiency questions or taxes on forgiven debt, we recommend a California attorney and a tax professional. We're glad to work alongside them.

Why do I have to list the home before the lender reviews it?

Lenders review a short sale based on a real offer. They also look at how long the home was on the market and whether it was priced fairly, so listing quickly at market value keeps things moving.

Should I still open letters from my lender?

Yes. Always open them and let us know what arrives. Some notices have deadlines we need to respond to quickly.

Andrés Morales, California real estate broker and Certified Short Sale Expert
Meet your broker

Andrés Morales

Licensed California Real Estate Broker · Certified Short Sale Expert® · U.S. Navy Veteran

I've spent more than 21 years in distressed real estate, including REO work for lenders and asset managers. That means I know how the bank side of a short sale works: what the negotiator needs to see, how valuations are reviewed and why files get stuck.

When you call, you talk to me, not a call center. For buying, selling, or listings beyond short sales, visit my full-service brokerage site. I'll look at your loan, your timeline and every lien on the property, and tell you plainly whether a short sale makes sense for you. No pressure, no judgment and no upfront fees.

Bonaventure Inc. dba Buy This REO · CA DRE #01343492 · Verify my license

Client reviews

5.0 stars from 22 client reviews.

★★★★★

“It's rare to find someone that is really an expert in their field but Andres is that rare exception and that made a huge difference.”

vlemuss · Sold a home · 2015 · via Zillow

★★★★★

“Andres is an excellent agent and highly skilled negotiator. He was there for us every step of the way.”

user096819 · Bought a home in Orange · 2015 · via Zillow

★★★★★

“Andres made selling my house of twenty-two years an easy, painless process.”

NJOYN44 · Sold a condo in Irvine · 2016 · via Zillow

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Free, confidential review

Tell us about your situation.

We'll call you back within one business day. There's no cost, no obligation and no judgment. Most homeowners tell us the first conversation is a relief.

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949-306-9260
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Office: 6809 Indiana Ave #130-B3, Riverside, CA 92506

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