When you’re underwater on a Las Vegas home and need to sell, two options come up most often: a short sale and a subject-to sale. Here’s an honest comparison of how each affects your credit, timeline, and financial future.
Short Sale: What It Actually Costs You
A short sale means your lender agrees to accept less than the full loan balance to release the lien. Sounds helpful — but here’s what most sellers don’t know:
- A short sale typically drops your credit score 85–160 points
- It stays on your credit report for 7 years
- The process takes 3–6 months and often falls through
- The lender may still pursue a deficiency judgment for the forgiven amount
- You need lender approval — and they can say no at any time
Subject-To: A Cleaner Exit
In a subject-to sale, we take over your mortgage payments. There’s no default, no negotiation with the lender, no deficiency risk. The loan continues to be paid — just by us instead of you.
- No credit damage — there’s no default on your record
- No lender approval needed — the transfer is between you and us
- Closes in 5–14 days, not months
- No deficiency risk — we’re taking over the full obligation
The Clear Winner
If you need to protect your credit and exit the property without a prolonged battle, subject-to wins by a wide margin. The only scenario where a short sale makes more sense is if the lender is already in advanced default proceedings and a subject-to isn’t feasible in time.
Questions? Call us at (877) 800-3187.