Short Sale  A foreclosure is one of the most damaging things a person can have on their credit (in fact when applying for a mortgage loan it is harder to get approved for a loan with a foreclosure on their credit than a bankruptcy) not to mention the fact that many times the bank will still peruse collecting the deficiency of what they lost from the homeowner once the bank has later sold the property.  Where as on a "Short Sale" the bank has agreed to forgive the debt.  If you need to sell your home, but owe more on the mortgage note than the house is worth than this is an opportunity for you!  Many people are in this situation and do not realize there is hope.  Lots of homeowners are not aware that many times the banks will agree to take less than what is owed on the property to avoid having to foreclose if negotiated by the right realtor.  This is a complex transaction but I want to assist people like you to help you get out of this situation.  I will have to negotiate directly with your lender and put a tear in their eye as to why you can not make your mortgage payments.  You will not have to pay for my listing representation the bank will!  A foreclosure on a home generally costs a bank $50,000-$70,000 in fees, not to mention the amount of money they loose after later selling the property once they have foreclosed on it, so they are often ready to negotiate for a short sale.