General information, not legal or tax advice. Sidney works alongside your attorney and CPA. Rules as of October 15, 2026; they change, so check the official sources listed below.
What are the steps in a Glendale short sale?
Sidney Manzo (in real estate since 1990) sets the price of the Glendale property from comparable sales and lists it on the open market, then sends each lender a complete package with the offer. A local fact worth noting in Glendale — in the County's '88 Cities, Incorporation and Population' list, the charter city of Glendale dates to February 15, 1906, sits in Supervisorial District 5 and had an estimated 191,558 residents as of January 1, 2025 (file.lacounty.gov). Buyers in a short sale need patience, so he explains the approval step before they sign; prep, pricing and the listing process for Glendale in general are on the Glendale selling guide. The lender steps are statewide, and the California short sale overview walks through them.
When selling in Glendale, who else should be on your team?
A HUD-approved housing counselor can help assemble the hardship package at little or no cost; HUD's line is (800) 569-4287 (hud.gov); another local option in Glendale — the City of Glendale Housing Division lists a HUD-approved foreclosure-avoidance counselor in town: Clearpoint Financial Solutions, Inc, 412 West Broadway, Suite 212, Glendale 91204, 1-800-750-2227; Housing Division: 141 North Glendale Avenue, Suite 202, (818) 548-3936 (glendaleca.gov). One local contact — City of Glendale offices — 613 East Broadway, Glendale, CA 91206 (glendaleca.gov). Add a California lawyer for the approval terms and a CPA for the tax side; if the house needs work, as-is selling in Glendale skips the remodel. If the loan came with an inherited property, the Glendale inherited-home page covers that path.
Is a short sale realistic for your Glendale home?
A short sale makes sense when the likely price will not cover the debt and a documented hardship explains why; no one may promise approval, because every loan holder sets its own criteria. A free Glendale valuation shows how the likely price compares with the payoff.
What does the lender look at in a Glendale short-sale file, given Glendale has no city transfer tax?
On a Glendale file, the lender wants the hardship letter, income records, the offer and the projected net, then compares the offer with its own valuation. One city point for the approval package — the only transfer tax on a sale in Glendale is the County's documentary transfer tax at $1.10 per $1,000, which is $0.55 per $500, as the Registrar-Recorder's list of five cities with an added city rate (Culver City, Los Angeles, Pomona, Redondo Beach, Santa Monica) does not include Glendale (lavote.gov). The net sheet lists every cost that reduces what the loan holder receives, including transfer tax.
Can the Glendale Register slow approval of a Glendale short sale?
A few Glendale items can slow a lender's approval if they surface late; flag them in the first package; a lender often raises this — Glendale's Historic Preservation Ordinance (GMC 15.20) governs only properties on the Glendale Register; the Historic District Overlay (GMC 30.25) covers designated districts; the Demolition Review Ordinance (GMC 15.22) applies to demolitions of properties over 30 years old that are not part of a development project (glendaleca.gov). A Glendale item worth flagging to the lender here — Glendale adopted its first Historic Preservation Element in 1977, one of the first in the state, and amended its ordinance in 1996 to add owner incentives (glendaleca.gov).
In Glendale, who owes the difference after a short sale?
When a lender approves a short sale of a 1-4 unit dwelling in writing and the sale closes, Code of Civil Procedure §580e generally bars a deficiency claim for the shortfall; there are exceptions, so an attorney should read the approval letter before you sign for a Glendale property. If notices have recorded, the Glendale foreclosure help page explains the dates that keep running during review.
When selling in Glendale, what tax questions come with a short sale?
The amount a lender forgives may be taxable for a Glendale seller, because the federal exclusion for qualified principal residence debt ended for discharges after 2025 (irs.gov); state income tax follows California's own rules, which the Franchise Tax Board publishes for residents (Franchise Tax Board). A Glendale seller should have a CPA run the federal and California numbers before accepting an approval, because nothing here is tax advice.
On a Glendale sale, what do second mortgages and HOA dues add to the file?
A second mortgage or line of credit adds a second approval; a junior loan holder may want a contribution before releasing; HOA balances are paid through escrow and reduce the net, so get an HOA payoff early.
For Glendale sellers, what does a short sale do to credit?
Credit effects depend on how each lender reports and on the owner's history, so this page makes no comparisons and predicts no scores on a Glendale loan; a HUD-approved housing counselor can explain how each path is typically reported for someone in your position (CFPB lookup: consumerfinance.gov).
Last reviewed by Sidney Manzo · About Sidney
Questions
What do Glendale owners ask?
- Is there a HUD-approved housing counselor in Glendale itself?
- Yes; the City's Housing Division lists Clearpoint Financial Solutions at 412 West Broadway, Suite 212 (1-800-750-2227), and Sidney notes it in the lender file. The Housing Division itself is at 141 North Glendale Avenue, Suite 202.
- What local costs come out of a short sale in Glendale, a charter city?
- Glendale, a charter city, levies no transfer tax of its own, so transfer tax there is limited to the County's documentary transfer tax of $1.10 per $1,000; lenders net out closing costs, including transfer tax, before approving on a Glendale file.
- For a Glendale homeowner, does a short sale stop a scheduled trustee sale?
- Not automatically; a Glendale owner should request a written postponement while the Glendale file is reviewed; the Civil Code section 2924f notice periods keep running until the servicer agrees in writing.
- For an owner in Glendale, what does the lender want in the hardship package?
- Mostly paperwork for a Glendale file: a hardship letter, income and bank statements, tax returns and the listing or offer on the Glendale property; Sidney and a HUD-approved housing counselor can help a Glendale owner put it together.
- How is the price set when the bank has to approve it?
- Recent Glendale sales set it; the loan holder orders its own valuation, and the two must line up; the Glendale package includes the comparable sales behind the price.
- In Glendale, a charter city, can an owner who is current on the loan sell short?
- In some cases; Clearpoint Financial Solutions on West Broadway, the counselor the City lists, can help check, since many lenders require a documented hardship rather than a missed payment; a counselor can help a Glendale owner document the hardship at no cost.
Sources
Sources
- LA County Registrar-Recorder: documentary transfer tax (accessed October 15, 2026)
- glendaleca.gov: The City of Glendale Housing Division lists a HUD-approved… (accessed October 15, 2026)
- glendaleca.gov: Glendale's Historic Preservation Ordinance governs only properties on the… (accessed October 15, 2026)
- County of Los Angeles: 88 Cities, Incorporation and Population (accessed October 15, 2026)
- California Code of Civil Procedure §580e (accessed October 15, 2026)
- HUD: Avoiding foreclosure (accessed October 15, 2026)
- CFPB: Find a housing counselor (accessed October 15, 2026)
- IRS Publication 4681 (accessed October 15, 2026)
- Franchise Tax Board: Mortgage forgiveness debt relief (accessed October 15, 2026)
Your agent
Who reviews your home?
Sidney Manzo, Agent, CA DRE #01108914.
- In real estate since 1990
- 155+ closed sales
- RE/MAX Hall of Fame
- Member, Pasadena Association of REALTORS® and C.A.R.
RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo.