David VanFossan
Ryan was awesome !! He kept us informed every step of the process. Gave us great recommendations on everything. We would definitely recommend Ryan Melville.
Arizona homeowners — read this first
Behind on payments? You still have options.
Avoid foreclosure. Sell your home before it's too late. Free, confidential help from a local Arizona short sale specialist.
- ✓ No upfront cost — your lender pays the fees
- ✓ Stop the foreclosure clock and protect your credit
- ✓ Walk away with no remaining mortgage debt (in most cases)
+27%
AZ foreclosure filings YoY into 2026
91 days
From Notice of Trustee's Sale to auction (ARS §33-808)
$0
You pay nothing — lender covers fees
60–120 days
Typical AZ short sale close
You have more options than you think.
Foreclosure is not your only path. Here are the most common ways Arizona homeowners stop foreclosure — and which one fits depends on your situation.
Short Sale
Most commonSell your home for less than you owe — your lender absorbs the difference.
Learn more →
Loan Modification
Lower your monthly payment by changing the terms of your existing loan.
Learn more →
Forbearance
A temporary pause on payments while you recover from a hardship.
Learn more →
Deed in Lieu
Hand the keys back to the lender to avoid a foreclosure on your record.
Learn more →
Sell with Equity
If your home is worth more than you owe, a fast sale may be your best move.
Learn more →
Bankruptcy
A legal option that pauses foreclosure — best discussed with an attorney.
Learn more →
How a short sale works in Arizona
A clear, three-step process. No surprises.
1
We talk — confidentially
A 15-minute call to understand your situation and explain every option you have.
2
I list and negotiate
I list your home, find a qualified buyer, and negotiate directly with your lender to forgive the shortfall.
3
You close and move on
You walk away with no out-of-pocket costs and a clean break from the loan.
Short sale vs. foreclosure
The difference shows up for years on your credit, your taxes, and your future home buying.
| Impact | Short Sale | Foreclosure |
|---|---|---|
| Credit score drop | 50–150 points | 200–300+ points |
| Years before next mortgage | ~2 years | ~7 years |
| Out-of-pocket cost | Usually $0 | Legal fees, missed payments |
| Public record | Sale only | Foreclosure on record |
| Control of process | You stay in control | Lender takes over |
| Deficiency / leftover debt | Typically forgiven | Possible in some cases |
Time matters more than you think.
Once a foreclosure auction date is set, your options shrink fast. Let’s talk before that happens.
Meet your specialist
Hi, I'm Ryan.
I'm an Arizona-licensed REALTOR® with SoldPHX and I focus specifically on short sales in the Phoenix metro. I've spent years negotiating with lenders and walking families through the process — and I treat every file like it's my own home on the line.
- ✓I know every major lender's short sale process — BofA, Chase, Wells Fargo, Rocket, US Bank
- ✓I push files daily — most agents only check in weekly
- ✓I work in your neighborhood and know what buyers will pay
- ✓You'll always work with me — not an assistant or a lead handler
- ✓Every short sale I negotiate includes a written deficiency release
“
I was three weeks from losing my home. Ryan got the auction postponed, found a buyer, and closed the short sale in under 90 days. I walked away with no debt and my credit recovered in less than two years.
— Maria T., Phoenix
Local short sale help across the Phoenix metro
Every market has its own rhythm — pricing, buyer demand, even which county Recorder's Office handles the trustee's sale. Pick your city for local specifics.
Ahwatukee
Maricopa County
Apache Junction
Pinal & Maricopa Counties
Chandler
Maricopa County
Gilbert
Maricopa County
Glendale
Maricopa County
Goodyear
Maricopa County
Laveen
Maricopa County
Litchfield Park
Maricopa County
Maricopa
Pinal County
Mesa
Maricopa County
Paradise Valley
Maricopa County
Peoria
Maricopa County
Phoenix
Maricopa County
Queen Creek
Maricopa & Pinal Counties
San Tan Valley
Pinal County
Scottsdale
Maricopa County
Surprise
Maricopa County
Tempe
Maricopa County
Real answers, not fluff
In-depth guides sourced from Arizona Revised Statutes, Fannie Mae selling guide, IRS rules, and 15+ years of actual short sale work.
Foreclosure • 7 min read
The Arizona Foreclosure Process — Step by Step
How a non-judicial foreclosure actually unfolds in Arizona, from first missed payment to trustee's sale.
Short Sale • 6 min read
Short Sale vs. Foreclosure in Arizona — The Real Differences
Credit, taxes, timeline, future mortgages — exactly how a short sale compares to foreclosure in Arizona.
Short Sale • 5 min read
Do You Qualify for a Short Sale in Arizona?
The four things lenders look for when approving a short sale — and what to do if you're missing one.
Credit & Taxes • 7 min read
Taxes After a Short Sale in 2026 — QPRI Expired, Insolvency Is Now Your Main Shield
The Qualified Principal Residence Indebtedness exclusion expired January 1, 2026. Here's what Arizona homeowners still have: insolvency, bankruptcy, and state conformity.
For AZ Homeowners • 6 min read
Arizona's Anti-Deficiency Law — What It Actually Protects (and What It Doesn't)
ARS §33-814 and §33-729 explained: who's protected, when the protection applies, and why a short sale needs a written deficiency waiver even in Arizona.
Credit & Taxes • 5 min read
Credit Recovery After a Short Sale — The 2026 Fannie Mae / FHA / VA Waiting Periods
Exactly how long until you can buy another home after a short sale, foreclosure, deed in lieu, or bankruptcy — and how to rebuild credit faster.
What Arizona homeowners say
★★★★★5.0· 21 Google reviews
Paul Bruno
Shout out to Ryan who helped with the sale of my home. He took care of everything from start to finish (arranging open houses, negotiations with the buyers, all the paperwork, etc), kept me updated along the way, and made things easy as could be on my end. I was very happy with the process overall.
Seth Jenson Realtor
I feel super lucky to have Ryan Melville as my coach. The moment I met him, I knew he was the coach I needed. I’ve worked with awesome coaches and mentors in my nearly 20-year real estate journey, but Ryan stands out. He doesn’t just talk a good game; he walks the walk. Every week, my operations manager, Juliann Van, and I get to spend 30 minutes with him, and it's like a turbo-charged learning session. I’m always jotting down notes, planning things out, and listing the next steps and action items. If I could, I’d immediately put everything he teaches into action. Julie and I are a bit impatient like that – we’re always eager to get things rolling. Ryan’s advice is gold because he’s so committed to being excellent and knows his stuff inside and out. He’s not about half measures; he knows what works and he’s all in when it comes to teaching it. And he knows how to effectively lead people, which I'm passionate about. Even though we've only had a few sessions with him, we've learned so much and always walked away with exactly the takeaways and action items we needed. Ryan's strategies and systems are a game-changer for our team. They're helping us level up our whole business. Big thanks to Ryan for his amazing support and always being so engaging and inspiring – you make us want to do our best.
Reviews powered by Google.
Common questions
If you don't see your question here, just call.
Nothing out of pocket in most cases. The lender pays my commission and most closing costs as part of approving the short sale.
Not sure where to start?
A 10-minute call can change everything. Free, confidential, no pressure.