Short Sale Processing Desk · Serving All of Florida

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

The Short Sale Desk runs your entire short sale file — the lender package, the paperwork, the servicer follow-up — so your sale can actually close and you can move forward. It costs you nothing, and you don't have to figure this out alone.

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No upfront fees, ever 20+ years in distressed sales Flat fee, paid by the buyer 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. TSSD's flat processing fee is paid by the buyer at closing — never by you, never 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, your commission, and your negotiation. The Desk runs everything else — the package, the portals, the conditions, the deadlines — so your short sale actually closes. Our flat fee is paid by the buyer at closing.

See how the partnership works →

How a short sale works

Five steps. We handle the paperwork war — you and your agent 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

We review your mortgage, liens, and documents so the file goes in complete — surprises kill short sales.

List & negotiate

Your agent lists and negotiates; we build the complete lender package and submit it through the servicer's platform.

Lender approval

We track every condition, chase every deadline, and follow up relentlessly until the approval letter lands.

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 we work: all of Florida

Short sale files are processed by phone, email, and servicer portal — so The Short Sale Desk works with homeowners and agents in every Florida county. Our home market is the Emerald Coast, where the Desk's founder has worked distressed sales on the ground since 2005; the pages below cover markets we know street by street.

Destin Miramar Beach Fort Walton Beach Niceville Navarre Santa Rosa Beach & 30A Crestview Pensacola Gulf Breeze Pace / Milton Baker DeFuniak Springs Freeport + All of Florida

In the Panhandle and need a listing agent as well? TSSD's founder can list your home locally — details and license information here.

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 desk that has run these files hundreds of times, and a process that costs you nothing.

Read my full story →

CSSE · Certified Short Sale Expert NAR SFR ABR AHWD The Short Sale Desk, LLC

A warning about foreclosure "rescue" scams

We never charge upfront fees. We never ask you to sign over your deed. We 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