Short Sale Experts

10/14/2026

TEXAS HOMEOWNERS… WE NEED TO TALK.

What happens when you can still afford your mortgage, but you can no longer afford everything that comes with owning your home?

Property taxes are taking a bigger bite. Insurance premiums are stretching budgets. Utilities, groceries, maintenance… it all adds up.

And now we're seeing some pretty concerning foreclosure numbers.

🏠 1,835 Texas homes were repossessed by lenders in August 2026 alone.

That's nearly 32% of all completed foreclosures nationwide.

Let that sink in.

And nationally, completed foreclosures increased 42% compared to August 2025.

Now, does that mean we're headed for another 2008? No. And I'm not going to tell you that we are.

But it DOES mean we need to pay attention.

Here's what I want homeowners to understand:

You do NOT have to wait until you're facing foreclosure to ask for help.

There may be options, including working with your mortgage company, selling your home traditionally, or exploring a short sale if you owe more than your home can reasonably sell for.

I work with homeowners facing these situations, and one thing I've learned is that waiting often makes an already difficult situation harder.

And to my fellow Realtors… if you have a client who's struggling, please don't assume there's nothing that can be done.

Let's have the conversation BEFORE the foreclosure notice arrives.

Now I want to hear from you:

👉 What's putting the biggest strain on homeowners right now: property taxes, insurance, utilities, or the overall cost of living?

Dawn Lawrence
"Short Sale Experts"
Elevated Realty Group
Brokered by eXp Realty
📱 469-855-0199

Source: ATTOM August 2026 U.S. Foreclosure Market Report

06/13/2026

📈 Foreclosures are up 14% year over year.

Before anyone starts talking about another 2008 housing crash… let’s put this into perspective.

What we’re seeing is a return to more normal, pre-pandemic foreclosure levels after years of foreclosure moratoriums and lender assistance programs.

The biggest difference between today and 2008?

🏠 Equity.

Most homeowners have built significant equity over the last several years, giving them options that many homeowners simply didn’t have during the Great Recession.

Are some homeowners struggling with higher mortgage payments, insurance, taxes, and overall costs? Absolutely.

But we are nowhere near the foreclosure levels seen in 2008-2010

04/17/2026

If a homeowner has received a notice from their lender… time matters more than anything.

👉🏻Contact the lender immediately

Before you do anything else, find out:
✔ Are there repayment options?
✔ Is forbearance or modification available?
✔ What is the actual foreclosure timeline?

The sooner you act, the more options you have. Waiting limits choices.

👀 Agents — watch for these signs:
• Seller is behind on payments
• Mentions “letters” from the lender
• Needs to sell quickly with little to no equity
• Avoiding conversations about finances

This is where strategy matters. Not every situation is a traditional sale and handling it wrong can cost your client big.

If you’re unsure what to do next, or just want a second set of eyes on it…I’ve got you.

📩 DM me or email [email protected]
Www.Shortsaleexperts.net

Nationwide referrals welcome

— Dawn | Short Sale Experts

https://youtu.be/5kgaXqccD24?feature=shared

Facing Foreclosure? 5 Ways to Avoid Losing Your Home

04/07/2026

Update on VASP!!! Veterans Affairs Servicing Purchase program. This will help you understand why more veterans are getting foreclosed on.

03/13/2026

I am seeing an uptick in Short Sales and more and more agents & homeowners are needing information or help.

If there is anyone who might need help? Feel free to DM me or just post a question.

02/27/2026

Okay…I am so curious and want to ask homeowners something.

How much have your property taxes and homeowners insurance affected your mortgage payment?

I keep talking to homeowners who were totally fine… and then their escrow adjusted and boom - their payment jumped by hundreds of dollars.

Just because taxes went up. Insurance went up. And the monthly number changed.

So…

Did your payment go up this year?
Was it a small bump or a big one?
Did it catch you off guard?

I really want to know what you’re seeing out there.

02/22/2026

Homeowners:

OK, I am seeing media reporting on foreclosures going up in the US and that is probably because many homeowners thought they had no options.

So, here is the truth.

Yes, foreclosure filings have been increasing year over year as the market normalizes after the pandemic protections ended. But we are still below pre pandemic levels and we are nowhere near what we saw in 2008 when loose lending, subprime loans, and massive job losses created a housing crisis.

Today’s market looks different
-Most homeowners have equity.
-Lending standards have been stronger.

What we are seeing now is more tied to rising insurance costs, higher property taxes, and overall affordability pressure.

Foreclosure is a process. And there are often options before it ever gets to an auction.

Now Homeowners, if you are feeling behind or overwhelmed, what questions do you have about your situation right now

DM us, email, or call and let’s talk about real solutions instead of fear headlines.

01/13/2026

One of the biggest things people miss in pre-foreclosure situations isn’t actually the missed payments or what is owed.

It’s whether the homeowner has real equity or only what looks like equity on paper.

On the surface, a property can look like it has plenty of room. But once you start accounting for fees, penalties, legal costs, liens, condition, and other obligations tied to the property, that cushion can shrink fast. Sometimes it disappears altogether.

That’s why deals that look promising in the beginning sometimes fall apart right at the end.

The part most people skip is finding out what’s really attached to the property and what the actual payoff looks like early on.

When that’s clear from the start, everything else becomes easier. When it isn’t, surprises tend to show up at the worst possible time.

And that’s usually what makes a deal feel harder than it ever needed to be.

12/16/2025

Here’s the straight-shooting truth 👇
The #1 biggest question people have about Short Sales is:

“Will the bank actually approve it?”

And right behind that is the real fear no one says out loud:

👉 “Am I wasting my time?”

⸻————-

Short Sale Truth Bomb 💣

Yes — banks approve Short Sales every single day.
But approval is not automatic, and it’s not fast without the right strategy.

A Short Sale is approved when:
✔️ The homeowner truly qualifies (hardship matters)
✔️ The price reflects the true as-is condition
✔️ The lender believes this is a better outcome than foreclosure
✔️ The file is packaged correctly (this is where most fail)
———————-
Why this matters for everyone here:

🏠 Homeowners:
A Short Sale can stop foreclosure, protect your dignity, and often allow you to move on without a deficiency judgment, but only if it’s done correctly.

🏘️ Realtors:
The deal doesn’t fall apart because of the buyer, it falls apart because the lender wasn’t positioned properly from day one.

💰 Investors:
Your offer isn’t “too low” if it’s supported. Numbers + documentation

Bottom line:
Short Sales aren’t about luck.
They’re about strategy, documentation, patience, and knowing how lenders think.

If you’ve ever wondered:
• Is this worth trying?
• Why do some Short Sales get approved and others die?
• How long does this really take?

You’re asking the right questions.

Stick around — we’ll be breaking it all down.

12/11/2025

The #1 Red Flag 🚩Agents & Investors miss in Pre-Foreclosures

Most people think a pre-foreclosure is “just someone behind on payments.”…Not even close.

Here’s the REAL red flag that determines whether the deal will close cleanly:

🚩Whether the homeowner has true equity or only paper equity.

Paper equity looks good on the surface…
But once you factor in:
• Late fees
• Attorney fees
• Forced-placed insurance
• Property condition deductions
• Second liens or judgments
• HOA collections
• Taxes
…that “$40K in equity” can instantly turn into a negative number.

This is why so many pre-foreclosure deals fall apart at the closing table.

Why this matters:
• Investors: Your ROI lives or dies by the payoff demand.

• Agents: Your list price strategy must be based on net - do the work ahead of time to figure that out

• Homeowners: Their best option may actually be a short sale, not a standard sale.

Pro Tips:

💎Pro Tip #1:
Always request a full payoff breakdown as early as possible.
It tells you instantly whether you’re dealing with:
• A traditional sale
• A tight equity rescue
• Or a true short sale situation

💎Pro Tip #2:
Pull the title/deed right away.
This is where you’ll uncover:
• Hidden liens
• Old judgments
• HELOCs no one remembers
• HOA liens
• Tax liens
• Code violations
• Divorce or probate complications

Knowing this up front saves you from surprises that can delay or completely kill your deal.