What Is a Short Sale? A Practical Roadmap for Homeowners, Agents & Investors
Short Sale Basics: Definition, Timeline & Key Players
A short sale lets a homeowner sell a property for less than the outstanding mortgage balance with the lienholder’s permission. Unlike a deed-in-lieu or foreclosure, the home is marketed on the open MLS, which means fair-market-value offers and a cooperative closing.
Typical timeline
1. Pre-Approval (1-2 weeks) – Gather seller hardship package, list the home, and submit preliminary docs to the lender.
2. Offer & Package Submission (2-4 weeks) – Once you have an offer at or near market value, the full short-sale package goes to the negotiator.
3. Valuation & Negotiation (30-60 days) – The bank orders a BPO/appraisal and counter-offers if needed.
4. Approval & Closing (2-4 weeks) – When terms are accepted, closing works like any other sale.
For a step-by-step overview, see How We Help.
What Homeowners Should Expect
Better for your credit, cash-back possibilities, total lien relief.
Credit Impact
A completed short sale usually shows as “settled for less than owed” on your report—far better than the 7-year stain of a foreclosure.
Possible Cash at Closing
Many major lenders allow relocation incentives—often $3,000–$10,000—when you cooperate and close on time.
All Liens, One Settlement
We negotiate every lien on title, not just the first mortgage, so you walk away free and clear.
Pro Tip: Work only with an experienced short-sale specialist who tracks every task, chases every negotiator note, and never charges you a dime—exactly what Crisp Short Sales does. Start here → Begin Your Short Sale.
What Real-Estate Agents Should Expect
Market-value pricing, full commissions, minimal extra work.
- Price at true market value – MLS exposure means you’re not stuck at an inflated payoff figure.
- 3 % + 3 % commission – Most lenders pay a full 6 % split—no haircut on your side.
- Paperwork off your plate – A specialist (that’s us!) uploads docs, follows up with the bank, and updates all parties weekly, so you focus on marketing and showings.
Agents who partner with us average 25 days faster approvals and zero out-of-pocket costs. See examples on our Who We Serve page.
What Investors Should Expect
"Name your price and shoot your shot."
Make Data-Driven Offers – Base your price on the likely BPO/appraisal. If you know the ARV will come in at $300k, an initial $210k offer gives room for a bank counter while preserving your margin.
Low Risk, Big Upside – The worst a lender can say is no. You never pay application fees and can walk away before earnest-money deadlines if approval drags.
Creative Solutions for Distressed Sellers – Adding short sales to your toolbox lets you solve more problems and win more deals.
Need the right negotiator on your side? Crisp handles the entire bank conversation and adds our 1,000-deal résumé to your credibility.
Why Choose Crisp Short Sales
- 20 Years + 1,000 Closings – We’ve seen every lender guideline, valuation dispute, and investor strategy.
- No Cost to Seller or Listing Agent – Our fee is paid by the buyer at closing—never your client.
- Start-to-Finish Communication – Weekly email summaries, milestone text alerts, and instant access to file status via our secure portal.
- Lien-Release Experts – We coordinate with IRS, HOA, municipal, and junior lienholders so nothing blows up at the closing table.
Ready to talk?
• Call 404-300-9526
• Email yoni.kutler@ygkutler.com
Start Your Short Sale
Final Thoughts
Whether you’re saving your home from foreclosure, listing a tough property, or hunting for your next deal, a short sale can unlock the best possible outcome—if you have the right specialist steering the ship. Let Crisp Short Sales carry the paperwork burden so you can focus on moving forward.