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Unlocking Short Sale Real Estate: Key Strategies for Buyers

Founding Member of Moshes Law, P.C.
During his years of practice, Yuriy has concentrated in litigation and real estate transactions as his areas of expertise.

A short sale property occurs when a homeowner sells their property for less than the outstanding mortgage balance. In simpler terms, the proceeds from the sale are insufficient to cover the total amount owed to the lender.

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New York State Disclosure Law mandates sellers to disclose material defects in the property  [NY Real Prop Law § 442]. This applies to short sales as well. Be sure to carefully review disclosures and conduct thorough inspections to understand the property’s condition.

While short sales offer benefits, they also involve unique challenges:

  • Time Commitment: Short sales can take longer to close due to lender approvals and additional paperwork.
  • Uncertainties:  There’s a possibility the short sale might not be approved, requiring you to consider alternative properties.
  • “As-Is” Condition:  Short sale properties are often sold “as-is,” meaning the seller won’t make repairs. Be prepared for potential renovation costs.

Understanding Short Sale Properties

In New York, a short sale occurs when a homeowner facing financial hardship sells their property for less than the amount owed on their mortgage. The lender (bank) agrees to accept a reduced payoff instead of foreclosing on the property and taking ownership.

While both short sales and foreclosures involve properties where the owner owes more than they’re worth, there are key differences:

  • Process: Short sales typically take longer than foreclosures due to lender approval being required.
  • Condition: Foreclosed properties may be neglected or damaged by the previous owner. Short sale properties can vary in condition, but some homeowners may try to maintain them for a better sale.
  • Competition: Foreclosure auctions can be competitive with multiple interested buyers. Short sales might have fewer interested parties due to the extended process.

New York Specifics:

  • Deficiency Judgment: In New York, lenders can seek a deficiency judgment after a foreclosure sale, but the amount is limited. This means the homeowner could be held liable for the difference between the sale price and the mortgage owed.

Preparing to Buy a Short Sale Property

Buying a short sale property in New York can be an attractive option, potentially offering a home at a discounted price. However, it’s crucial to go into the process with your eyes wide open. Here’s a breakdown of key steps to consider:

  1. Assessing Your Financial Situation
  • Pre-Approval is Key: In New York’s competitive market, a pre-approval letter from a reputable lender strengthens your offer. Contact a mortgage broker or bank specializing in short sales to understand financing options and determine your comfortable budget.
  • Consider Closing Costs: While short sales may offer a lower purchase price, factor in potential closing costs you might incur. These can include origination fees, title insurance, and attorney fees. New York mandates sellers provide buyers with a Good Faith Estimate outlining these costs within 7 days of accepting an offer [NY Real Prop Law § 442].
  1. Setting Realistic Expectations
  • Time Commitment: Be prepared for a potentially lengthy process. Short sale approvals from lenders can take weeks or even months. Unlike traditional sales, patience is essential.
  • “As-Is” Condition: Short sale properties are typically sold “as-is,” meaning the seller won’t make repairs. Factor in potential renovation costs during your budgeting process.
  • Competition: Discounted short sales often attract multiple offers. Be prepared to make a competitive bid that aligns with the property’s market value after repairs.
  1. Finding a Real Estate Agent Experienced in Short Sales
  • Expertise Matters: An experienced short sale agent understands the complex negotiation process and timelines involved. They can guide you through complexities like short sale packages and navigate communication with the seller’s lender.
  • New York Disclosure Requirements: Ensure your agent is familiar with New York’s disclosure laws (Real Property Law Article 14) which require sellers to disclose specific property details to potential buyers.

Navigating the Short Sale Process

A short sale in New York can be a complex but potentially beneficial option for homeowners facing financial hardship.  However, navigating the process requires patience, adherence to timelines, and clear communication with all involved parties.

New York real estate, particularly in NYC, can be a seller’s market. While a quick sale is desirable, be prepared for the process to take 3-6 months on average, depending on lender approval and market conditions.

New York lenders are not obligated to approve short sales. Negotiations can be lengthy, so maintaining patience and a professional demeanor is crucial.

  • Foreclosure Timeline: In New York, the foreclosure process can take 12-18 months after a missed payment. While a short sale can prevent foreclosure, understand the looming deadline to motivate timely action.
  • Short Sale Approval: Lenders typically have 30-60 days to review a short sale application. Ensure all documentation is submitted promptly to avoid delays.

Communicating Effectively with All Parties Involved

Maintain consistent communication with your lender. Provide timely updates and respond promptly to inquiries.

  • Real Estate Agent: Choose an experienced short sale agent familiar with New York regulations. They can manage communication with potential buyers and the lender.
  • Attorney (Optional): Consider consulting a real estate lawyer specializing in short sales for guidance on New York-specific legalities.

Finalizing a short sale in New York requires patience and perseverance. Once you’ve negotiated an offer with the seller, it goes to their lender for approval. New York law, as of 2024, doesn’t mandate a specific timeframe for lender response, but averages range from 30-60 days.

If negotiations reach an agreement, you’ll proceed to closing, following standard real estate procedures with a lawyer to ensure everything is in order.

Potential Challenges and How to Overcome Them

Short sales in New York present unique hurdles, but strategic planning can help. A major challenge is lender approval, as they must agree to accept less than what’s owed.  Enlisting a skilled real estate agent familiar with short sales is key. They can accurately price the property and navigate complex paperwork. 

New York law, as of 2023, requires good faith efforts to obtain approval from all lienholders [NY Real Prop Law § 1306(7)], so transparency and clear communication are crucial. Be prepared for a longer sale timeline compared to a traditional sale. Patience and a realistic listing price will attract qualified buyers. 


Short sale properties can present unique opportunities for buyers to acquire real estate at a discounted price. However, navigating the intricacies of the short sale process requires patience, diligence, and understanding. 

Whether you’re a first-time homebuyer or a seasoned investor, it’s essential to educate yourself about the nuances of short sale transactions and work with experienced real estate professionals who can guide you through the process. 

Consulting a foreclosure defense attorney that can ensure all legal requirements are met and protect your rights.

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