Short sales in Hanford and Kings County
Underwater in Hanford? Find out if a short sale fits.
I work short sales across the Central Valley, including Hanford. I’ll look at the loans, the value, and the timeline, and tell you what I’d do in your position.
Straight answers. Real options. No automatic assumption that selling is the answer.
Hanford, California
What a short sale looks like in Hanford.
Hanford is the county seat of Kings County, south of Fresno and west of Visalia.
A smaller market with a military presence
Hanford and neighboring Lemoore are smaller markets, so there are fewer comparable sales and lender valuations swing more. Naval Air Station Lemoore means a steady number of VA loans and owners who get orders to move. A VA short sale is called a compromise sale and follows VA rules, which I cover on the loan type page. Notices on Hanford properties are recorded with the Kings County Recorder.
When a short sale is worth looking at
- The house is worth less than the loans against it
- You can’t keep up the payment, or you need to move
- A notice of default has been recorded, or you can see one coming
- There’s a second loan or HELOC that makes a normal sale impossible
What I do
I put the lender package together, price and market the property, and negotiate with every lien holder until there’s a written approval. The full sequence is on the short sale process page. If there are two loans, read how second liens are handled.
Before you decide
Three things every seller here should know.
1. California limits what the lender can collect
For most one to four unit homes, a lender that approves a short sale in writing can’t pursue you for the balance. The details are on the CCP 580e page.
2. Listing the house doesn’t stop a foreclosure
If a notice of default has been recorded in Kings County, the clock is running. See short sales with a trustee sale date.
3. A short sale isn’t always the answer
If you have equity, you sell normally. If you can afford to stay, you look at a modification first. Compare the outcomes on the short sale vs. foreclosure page, or see the main short sale page for the overview.
Tell me what’s going on. I’ll tell you whether I can help.
This page is general information, not legal, tax, or financial advice. Laws and lender guidelines change, and every situation is different. For legal or tax questions, talk to a licensed California attorney or CPA.
Questions I get
Straight answers.
Do you handle short sales in Hanford?
Yes. I’m based in Fresno and work throughout the Central Valley, including Hanford and the rest of Kings County.
I have military orders and owe more than the house is worth. What are my options?
Service members have more options than most, including VA compromise sales and protections under the Servicemembers Civil Relief Act. Talk to your base legal assistance office, and call me about the sale side.
How much does a short sale cost me?
In a typical short sale the commissions and closing costs are paid from the sale proceeds, subject to lender approval. You shouldn’t pay anyone an upfront fee to negotiate a short sale.
How long does a short sale take?
Plan for a few months from an accepted offer to closing. More lien holders means more time. A complete package at the start is the biggest thing you control.
Get a straight answer
Tell me what’s going on. I’ll tell you whether I can help.
Give me the facts. I will ask questions. Then we will know what the real options are and whether I am the right person for the job.