How does it affect my credit vs. foreclosure?

Generally much less than a foreclosure, and the recovery window to buy again is usually shorter.

How long does lender approval take?

It varies by lender — weeks to a couple of months. I manage the back-and-forth so you don't have to.

Will I owe the difference?

Sometimes the lender waives the deficiency, sometimes not — I push for a full release and we'll know before you commit.

Selling through a life change

Owe More Than It's Worth? A Short Sale May Be the Way Out

Owing more than the home is worth is a market problem, not a character problem, and there is a documented process for it. In a short sale the lender agrees to take less than the balance so the sale can close, and in most cases the seller pays nothing out of pocket — the lender covers the commission and closing costs as part of approving it. It's slower than a normal sale because approval sits with them, and it's generally far gentler on your credit than a foreclosure, with a shorter wait before you can buy again.

Compare every option

Being underwater isn't a moral failing — it's a market problem with a process to solve it. A short sale lets you sell, satisfy the lender, and walk away with far less damage than a foreclosure.

Paths forward

Your options

More than one way through this — here's what fits situations like yours.

Short sale with lender negotiation

The core path — I handle the lender, the paperwork, and the buyer.

A normal sale instead

If you actually have equity, this nets you more — I'll check first.

A fast cash sale

For speed, if the home and timeline qualify.

Learn more

The process

How I help

01
We document your hardship and confirm you're a short-sale candidate.
02
I handle the lender negotiation and the paperwork.
03
We market the home and find a buyer at fair value.
04
The lender approves and we close — often with the lender covering costs.

Straight talk

What to keep in mind

You'll need to document a genuine hardship.
Forgiven debt can have tax implications — talk to a CPA; I coordinate.
It's usually far gentler on your credit than foreclosure, and you can often buy again sooner.
In most short sales the seller pays nothing — the lender covers commissions and fees.

Homes sold: 175+Homes sold
In closed sales: $54M+In closed sales
Texas markets served: 2Texas markets served
Counties served today: 6Counties served today

A real track record across Greater Houston — and an honest read on your situation before you decide anything.

Questions, answered

Frequently asked questions

In most cases, nothing out of pocket — the lender typically covers the commission and closing costs as part of approving the sale.

See if a short sale is your way out

Tell me what you owe and what's going onI'll tell you honestly whether a short sale fits.

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Call (832) 709-2540

Whatever you're facing, you don't have to figure it out alone.

A private, no-pressure conversation is all it takes.