Certified Short Sale Expert · Serving All of Florida

Behind on your mortgage? You have more options than you think.

I negotiate directly with your lender to sell your home for less than you owe — legally, confidentially, and at no cost to you. Foreclosure is not your only way out, and you don't have to figure this out alone.

Get a free, confidential consultation Compare your options
No upfront fees, ever 20+ years in distressed sales CSSE & NAR SFR certified Serving all of Florida

Tell me where things stand

Everything you share is confidential. I'll personally call you back — usually the same day.

This costs you nothing. In a short sale, my compensation is paid through the transaction — never by you upfront.

I'm a homeowner who's struggling

Missed payments, a hardship, a home worth less than the loan — whatever brought you here, there's a clear path through it. Learn exactly how a short sale works, what it costs (nothing), and what happens to your credit.

See how I can help →

I'm an agent with a short sale listing

Keep your client. Keep your commission. I handle the lender negotiation, the paperwork, and the escalations — you stay the listing agent from start to close. My flat fee is paid by the buyer at closing.

See how the partnership works →

How a short sale works

Five steps. I handle the hard parts — you make the decisions.

Free consult

A confidential conversation about your loan, your hardship, and every option on the table — not just a short sale.

Loan & hardship review

I review your mortgage, liens, and finances to confirm a short sale is your strongest move.

List & negotiate

Your home goes on the market while I negotiate directly with your lender's loss mitigation team.

Lender approval

I push the file to approval — including deficiency waiver language wherever possible.

Close & move forward

You close, walk away from the debt, and in many cases leave with relocation money in hand.

Short sale vs. foreclosure

The difference isn't small. It shapes your credit, your legal exposure, and when you can buy again.

Short SaleForeclosure
Credit impactTypically 50–150 point drop; recovery often within 2 years200–300+ point drop; stays on report 7 years
Remaining debtDeficiency can often be waived in the approvalLender may pursue a deficiency judgment in Florida
Buying againAs soon as 2 years (FHA), sometimes sooner with extenuating circumstancesTypically 3–7 year waiting periods
Relocation moneyUp to $3,000 (FHA) or $1,500 (VA) at closingNone — and possible eviction costs
Control & dignityYou choose the timeline and move on your termsCourt-ordered sale, public auction, forced move-out

Read the full comparison

Where I work

Short sale negotiation for homeowners and agents anywhere in Florida — the lender work happens by phone, email, and servicer portal, so your county doesn't limit what I can do for you. My home market is the Emerald Coast, where I've worked distressed sales on the ground since 2005.

Destin Miramar Beach Fort Walton Beach Niceville Navarre Santa Rosa Beach & 30A Crestview Panama City Beach + All of Florida
Cosmo Spellings, Certified Short Sale Expert
Who's behind the desk

I've spent 20 years on the hardest side of real estate.

I'm Cosmo Spellings. Since 2005, I've worked full-time in distressed sales across Northwest Florida — short sales, foreclosures, and bank-owned properties. I've sat across the table from the same lenders and servicers your loan is with right now, and I know how their loss mitigation departments actually make decisions.

The Short Sale Desk exists because homeowners in trouble get preyed on — by upfront-fee "rescue" companies, by investors chasing lowball deals, by bad information. What you get here is straight answers, a negotiator who's done this hundreds of times, and a process that costs you nothing.

CSSE · Certified Short Sale Expert NAR SFR ABR AHWD Licensed FL Broker

A warning about foreclosure "rescue" scams

I never charge upfront fees. I never ask you to sign over your deed. I never tell you to stop talking to your lender. Anyone who does any of those three things is not trying to help you — walk away and call a licensed professional.

Straight answers, in writing

The questions every homeowner asks — answered without the runaround.

Short sale vs. foreclosure in Florida

What each one really does to your credit, your debt, and your future — side by side.

FHA & VA relocation assistance

Up to $3,000 in moving money most homeowners never know they qualify for.

How long does a short sale take?

Realistic timelines, phase by phase — and what speeds a file up or drags it out.

The hardest part is the first call.

Fifteen minutes, completely confidential, zero obligation. You'll leave knowing exactly where you stand.

Request a free consultation

Or call me directly: (850) 699-1856