For Homeowners

Whatever got you here, what matters now is the way out.

Job loss. Divorce. Medical bills. A PCS transfer that came at the worst possible time. We've helped homeowners through every one of these, and we can tell you two things for certain: you are not the first person in this position, and foreclosure is not your only exit.

Talk to me — free and confidential

First, know all of your options

A short sale isn't right for everyone, and we'll tell you if it isn't. In our first conversation we'll look at every path:

Loan modification

If your hardship is temporary and you want to keep the home, your lender may restructure the loan. We'll tell you honestly whether your numbers support it.

Reinstatement or forbearance

Catching up the arrears or pausing payments — realistic in some situations, a trap in others.

Traditional sale

If you have equity, you may not need a short sale at all. Some homeowners are surprised to learn they can sell normally and walk away clean.

Short sale

When you owe more than the home is worth and the hardship is real, this is usually the strongest exit: the lender accepts less than the balance, and you move on.

What a short sale actually does for you

$0
What you pay — TSSD's flat fee is paid by the buyer at closing
Up to $3,000
Relocation assistance at closing (FHA); $1,500 on VA loans
~2 years
Until many short sellers can qualify to buy again

In a short sale, your lender agrees to accept less than the full loan balance so the home can sell at today's market value. Done correctly, the approval letter includes language releasing you from the remaining debt — that's the deficiency waiver, and it is the single most important line in the entire process. We make sure it never falls through the cracks of your file.

Compare that to foreclosure: a public court proceeding, a credit hit that can run 200–300 points, possible pursuit of the leftover debt, and years of waiting before another lender will touch your application. The full side-by-side is here.

The questions everyone asks me

Does this cost me anything?

No. You pay nothing upfront and nothing at closing. Real estate commissions and fees are paid out of the lender's proceeds as part of the approval. If anyone in this industry asks you for money before helping you, that's a scam — full stop.

Do I have to be behind on payments?

Not necessarily. A documented hardship — job loss, income reduction, divorce, medical crisis, required relocation — can qualify you even if you've stayed current so far. Every servicer weighs it differently, which is why the file has to be built right.

Will I still owe money afterward?

The goal is no. Florida allows lenders to pursue deficiency judgments after foreclosure, which is exactly why the short sale approval needs waiver language. We track it on every file we run, and we'll be straight with you about where your lender stands.

What about my credit?

A short sale hurts less and heals faster than a foreclosure. Most clients see recovery begin within months of closing, and FHA financing can be available again in as little as two years.

Can I stay in the home during the process?

Yes. You remain the owner until closing. No one is putting you out while the sale is negotiated.

What working with the Desk looks like

You make every decision. We do the chasing.

We talk — free, confidential, no pressure

Fifteen minutes on the phone. I'll ask about your loan, your hardship, and your goals, and I'll give you an honest read on your options.

I review the full picture

Mortgage balance, liens, HOA, taxes, market value. Surprises kill short sales — we find them before the lender does.

Your home is listed and marketed

Priced to attract a real buyer the lender will accept. This is a normal MLS listing, handled by your agent.

We drive your file

Complete package, aggressive follow-up, escalation when the file stalls. This is where 20 years of servicer experience earns its keep.

You close and move forward

Debt resolved, relocation funds in hand where available, and a plan for what comes next.

Florida Panhandle Homeowners

Need a listing agent too? In the Panhandle, you can hire the founder.

The Short Sale Desk processes files statewide alongside your own agent. But if your home is in Okaloosa, Walton, Santa Rosa, or Bay County and you don't have an agent yet, TSSD's founder Cosmo Spellings can serve as your listing agent — pricing, marketing, and negotiating your short sale directly with your lender, with the Desk running the file behind him. One team, no handoffs, twenty years of local distressed-sale experience.

Listing services are provided by Cosmo Spellings as a licensed real estate agent, separately from The Short Sale Desk's processing services. Because Cosmo owns The Short Sale Desk, homeowners who use both receive a written affiliated business disclosure — you are never required to use TSSD's services as a condition of listing with Cosmo, and its fee is paid by the buyer, not you.

Cosmo Spellings · Realtor® · Assurance Realty of NWFL, LLC · FL Lic. 3113695 · (850) 699-1856

Cosmo Spellings Real Estate

Fifteen minutes could change your next five years.

The consultation is free, private, and obligation-free. Worst case, you'll understand your options better than you do today.

Request a free consultation

Or call: (772) 448-7253