A short sale is when you sell your home for less than what you owe, and the lender must approve the sale and terms. It’s often used when a homeowner is under financial pressure and wants an alternative to foreclosure.
Why some sellers choose a short sale
Often less damaging than foreclosure and can help you recover faster
Possible debt forgiveness (depends on the lender and approval terms)
You stay involved—you still choose your agent and review offers
Sometimes relocation help is available through lender programs
What to know before you start
Approval takes time and timelines can feel unpredictable
Credit impact is real (typically still better than foreclosure)
Tax questions can come up if debt is forgiven—talk to a tax pro
No sale proceeds—the lender receives the funds
Even with a buyer, it’s not guaranteed until the lender signs off
Need short sale help in Georgia?
DUFFY Realty of Atlanta protects your next step. We handle the lender communication, build a clean approval package, market the home strategically, and manage the details so you can move forward with the least stress.
Talk with DUFFY to see if a short sale is the right option for your situation.
These benefits shouldn’t be overlooked when you’re selling by short sale. A short sale takes specialized training and a disciplined, detail-heavy process—because the lender controls the rules and timelines.
A seasoned short sale agent must secure a qualified buyer and keep them committed through lender reviews, paperwork, and delays. If you try to DIY a short sale or work with someone who isn’t trained, lost time can push you closer to foreclosure.
A successful short sale requires expertise + precision.
DUFFY Realty of Atlanta has both—experienced short sale agents and a proven process
built to protect your outcome.
FACT:
Only 25% of Short Sales close due to the Scattershot approach used by most agents who are not properly trained as a Short Sale Real Estate Agent. The truth is that most agents who are attempting short sales both on the listing and buying side have NO training and if they have some training it is simply not enough training. The short sale process requires an expertise like no other.
~ Michael Spickes – Leading Expert in Short Sales
Steps to a Short Sale (After You Hire DUFFY)
Keep doing what you’re doing right now (living there, paying or not paying — we’ll advise based on your lender).
List the home ASAP so the lender sees you’re serious and we can create buyer demand.
Clean and declutter only — don’t spend money on upgrades (lenders don’t reward improvements).
Document condition (inspection or contractor opinion if needed) so the lender understands repairs/defects.
Professional-quality photos (ours or yours) — better photos = more buyers = stronger contract.
Build your hardship package (financials + hardship letter + required docs).
Mortgage payments: pay or pause — case-by-case. Some lenders require you to be behind before approval; we’ll guide you.
Secure the right buyer + contract (we only submit contracts we know can get approved — we’re selective).
Submit to lender and wait for approval (often up to ~60 days, sometimes longer).
Once approved, closing moves fast — typically within ~25 days, so be ready to move.
Closing can be remote — mail-away or sign ahead of time; you usually don’t have to attend.
The Benefits of a Short Sale
Possible debt relief: In many cases, the lender approves the sale and does not pursue a remaining balance unless you specifically agree to terms that say otherwise.
Potential tax advantages: Tax rules change and can be complex. In some situations, forgiven mortgage debt may receive favorable treatment—always confirm with a qualified tax advisor.
Often better than foreclosure for your credit path: A short sale can still impact credit, but it’s typically easier to recover from than a foreclosure. Some buyers qualify again sooner than expected, depending on the loan program and their overall profile.
Avoids the foreclosure label: A short sale is not the same as a foreclosure, and that distinction can matter to future lenders, landlords, and even employers.
Next step: Get the home listed quickly so we can create buyer demand and present a clean, lender-ready file.
Where DUFFY Helps in Metro Atlanta
We can list and manage a short sale across Metro Atlanta, including:
Barrow, Bartow, Clayton, Cobb, Cherokee, Dawson, DeKalb, Fayette, Forsyth, Fulton, Gilmer, Gordon, Gwinnett, Hall, Henry, Jackson, Lumpkin, Paulding, Pickens, Walton, and White.
What DUFFY Does For You
We run a strict, detail-driven short sale process: packaging, documentation, lender communication, buyer screening, and timeline control—so you don’t lose momentum.
What lenders say about DUFFY’s process:
“Rhonda, I have to mention, this package has to be the most complete and organized package I’ve ever come across. You did a great job and are very consistent. You’ve got my stamp of approval!”
— Arden Banks, Chase Home Mortgage
DUFFY Short Sales SOLD
Subdivision – City
DeKalb County
Amherst Downs — Lithonia
Autumn Crest — Stone Mountain
Orchard Park — Stone Mountain
Toney Valley — Decatur
Donna Park — Decatur
Rivers Edge — Brookhaven
Brighton Village — Atlanta
Hambrick Square — Stone Mountain
Gates at Bouldercrest — Atlanta
Washington Square — Atlanta
The Park at Ashford — Atlanta
Hairston Forest — Decatur
Boulderwood — Decatur
Kingsbridge — Decatur
Kings Row — Decatur
Fairway Green — Decatur
Brookdale Park — Decatur
Lake Ivanhoe — Tucker
Covington Station — Lithonia
Parkside Walk of East Atlanta — Atlanta
Peachtree — Chamblee
Grant Forest — Ellenwood
Fernwood Estates — Atlanta
Poplar Springs — Decatur
Fulton County
Loch Lomond Estates — Atlanta
Mozley Park — Atlanta
Thornwood Park — College Park
Heritage Park — Atlanta
City Side Lofts — Atlanta
Hill Street Lofts — Atlanta
Central City — Atlanta
Capitol View — Atlanta
Huntcliff — Sandy Springs
Liberty Park — Atlanta
Continental Colony — Atlanta
Greenbriar Townhomes — Atlanta
Cottages at Union Pointe — Union City
Sterling Village — East Point
Chastain Park Condominiums — Atlanta
Druid Knoll — Atlanta
Piedmont Heights — Atlanta
Waterford Commons — Atlanta
Arbors at Sandy Springs — Atlanta
Regency Park — Atlanta
Enclave at Grant Park — Atlanta
Gwinnett County
Lake Port #4 — Snellville
Windsor Estates — Snellville
Chandler Woods — Lawrenceville
Alcovy Falls — Lawrenceville
Lake Wellbrook — Loganville
Peachtree Forest Plantation — Atlanta
Sweetwater Commons — Duluth
Mountainbrooke — Stone Mountain
Lost Springs — Lilburn
Reserve at Ivy Creek — Buford
Covered Bridge — Duluth
Wolf Creek — Dacula
Georgian Hills — Lawrenceville
Montreaux in Towne — Snellville
Ashley Springs — Lilburn
Patlynn Hills — Snellville
Sandalwood — Lawrenceville
Suwanee Station — Suwanee
Old Savannah Square — Suwanee
Sugar Ridge — Sugar Hill
Emerald Lake — Sugar Hill
Olde Hickory Village — Snellville
Lexington Park — Lawrenceville
Cobb County
None — Kennesaw
Milford Woods — Marietta
Milford Chase — Marietta
Parkview Meadows — Marietta
Stonewall — Atlanta
Rivers — Acworth
Brookstone — Acworth
Southwinds Plantation — Powder Springs
Deerfield Creek — Austell
Queensborough Square — Marietta
East Worthington — Marietta
Magnolia Lane — Marietta
Carrington — Powder Springs
Baker Heights — Acworth
Allgood Manor — Marietta
Ewing Downs — Austell
St Claire Place — Marietta
Silver Oak — Acworth
Willow Grove — Acworth
Belmont Hills — Smyrna
Country Walk — Powder Springs
Rockingwood Estates — Austell
Clayton County
The Villas at Valley Hill — Riverdale
Poston Oaks — Jonesboro
Rocklane Estates — Conley
Legacy at Stagecoach — Ellenwood
The Villas at Valley Hill — Riverdale
Biscayne Point — Rex
Stoneridge — Riverdale
Pine Shoals — Atlanta
Belle Grove — Jonesboro
Broadhurst — Riverdale
Tara Beach Estates — Jonesboro
Vintage Pointe — Jonesboro
Lees Ridge — Jonesboro
Georgetown Commons — Jonesboro
Dads Farm — Jonesboro
Bonnell Estates — Rex
Flint River Forest — Jonesboro
Hickory Ridge — Ellenwood
Manor Ridge Park — Forest Park
Wexwood — Riverdale
Woodlawn Acres — Rex
Panhandle Plantation — Hampton
Misty Meadows — Hampton
Henry County
Eagle Ridge — Stockbridge
Cotton Creek — McDonough
None — Stockbridge
Chimney Ridge — Stockbridge
East Atlanta Square — Stockbridge
Cambridge Woods — Mcdonough
Belair Place — Stockbridge
Bridgewood — Stockbridge
Pebble Brook — Mcdonough
Huntcliff — Ellenwood
Mountain Brook Village — Mcdonough
Villages of Hampton — Hampton
The Summit at Eagles Landing — Mcdonough
Bridgewater Crossing — Mcdonough
Barhams Ridge — Mcdonough
Shoal Park — Mcdonough
Fairfield Glen — Ellenwood
Richmond Park — Locust Grove
Wood Town Crossing — Jackson
Douglas County
Overlook at Groovers Lake — Lithia Springs
Rosewood — Douglasville
Pine Manor — Douglasville
Jamestown Forest — Douglasville
Cedar Mountain — Douglasville
Tributary — Lithia Springs
Sweetwater — Lithia Springs
Hunters Ridge — Douglasville
Pilgrims Ridge — Douglasville
Autumn Glen — Douglasville
Rolling Hills — Douglasville
Paulding County
Riverwood — Dallas
Barrington Farms — Hiram
Happy Valley — Dallas
Sunset Meadows — Rockmart
Fairview — Dallas
Menlow Station — Hiram
Ivy Township — Dallas
Bentwater — Acworth
Southern Trace — Rockmart
Burnt Hickory Estates — Dallas
Victoria Cove — Dallas
Twin Oaks — Dallas
Hickory Ridge — Dallas
McClendon Creek — Dallas
Forsyth County
The Legends of Settendown Crk — Cumming
Sharon Springs — Cumming
Weatherstone — Alpharetta
Ansley at Pilgrim Mill — Cumming
Pheasant Run — Cumming
Fieldstone Enclave — Cumming
Sienna — Cumming
Castlebrooke — Cumming
Creekside — Cumming
Whittington — Alpharetta
Highlands at Sawnee Mountain — Cumming
Thorngate — Cumming
Walton County
Lake Walton — Covington
Bold Springs Plantation — Monroe
Alcovy Bluffs — Monroe
Gates of Rock Springs — Loganville
Plantation Ridge — Loganville
The Meadows — Social Circle
Newton County
None — Covington
Northwood — Oxford
Oxford South — Oxford
River Walk Farm — Covington
Clearbrook Estates — Covington
Hidden Shoals — Conyers
Princeton Woods — Covington
Falls at Butler Bridge — Covington
Sterling Lakes — Covington
Oak Hill — Covington
Alcovy Forest — Covington
Lyndhurst — Covington
Barrow County
Shenandoah — Winder
Roxeywood Park — Winder
Anchor Heights — Winder
Smithmill West — Winder
Wyngate — Auburn
Wynfield — Auburn
Oak Crest Estates — Winder
Casper Cove — Winder
Coweta County
Woodstream — Newnan
Thomas Crossing — Newnan
None — Senoia
Cherokee — Newnan
Summergrove — Newnan
Hall County
Anaguluskee — Flowery Branch
Crawford Oaks — Oakwood
Quailwood — Flowery Branch
Henderson Lake Estates — Murrayville
Harbour Point — Gainesville
Banks County
Hillcrest Estate — Maysville
Baldwin County
None — Milledgeville
Jasper County
Turtle Cove — Monticello
DUFFY Realty proudly offers and delivers Short Sale Real Estate Agent Services for Sellers in Metro Atlanta in Georgia including Acworth, Adairsville, Alpharetta, Aragon, Athens, Atlanta, Austell, Avondale Estates, Ball Ground, Bethlehem, Big Canoe, Bogart, Bowden, Braselton, Bremen, Brookhaven, Brooks, Buckhead, Buford, Canton, Carrollton, Cartersville, Chamblee, Clarkston, College Park, Conyers, Covington, Cumming, Dacula, Dahlonega, Dallas, Dawsonville, Decatur, Doraville, Douglasville, Duluth, Dunwoody, East Point, Eatonton, Ellijay, Euharlee, Experiment, Fairburn, Fairmont, Fayette , Fayetteville, Flovilla, Flowery Branch, Forest Park, Gainesville, Grayson, Greensboro, Griffin, Hampton, Hapeville, Haralson, Hiram, Houschton, Jackson, Jasper, Jefferson, Johns Creek, Jonesboro.
Moreover, we are short sale real estate agent that are needed by your lender in Kennesaw, Lake Lanier, Lawrenceville, Lilburn, Lithia Springs, Lithonia, Locust Grove, Loganville, Mableton, Madison, Marble Hill, Marietta, Maysville, McDonough, Milton, Monroe, Monticello, Morrow, Nelson, Newnan, Norcross, Orchard Hill, Oxford, Palmetto, Peachtree City, Powder Springs, Riverdale, Rockmart, Roswell , Sandy Springs, Scottdale, Senoia, Sharpsburg, Smyrna, Snellville, Social Circle, Stockbridge, Stone Mountain, Sugar Hill, Suwanee, Talking Rock, Taylorsville, Temple, Tucker, Tyrone, Union City, Villa Rica, Vinings, Waleska, Watkinsville, White, Williamson, Winder, Woodstock, Zebulon. In conclusion, call DUFFY for your short sale agent needs. 678.318.1700