First, Maria does not qualify for a short sale. She has no financial hardship. She just has an underwater home. Second, Maria does not want her credit rating to be affected nor her FICO scores to fall. Short sales affect credit. Third, Maria wants to buy another home. She feels that her neighborhood has deteriorated over the years and, as a single woman homebuyer, Maria no longer feels safe in her neighborhood.
Strategic Short Sales
A strategic short sale is a short sale without a hardship. It's planned, calculated and approved by the short sale bank, typically in exchange for a big cash incentive paid to the bank by the seller. A strategic short sale is an alternative for seller like Maria with an underwater home.
For example, if Maria rented out her underwater home, she would receive about $1,500 a month. Her mortgage payment, plus taxes and insurance amount to $2,200 per month. Not counting vacancy factors, maintenance or unexpected repairs, Maria would pay $700 a month to support her underwater home as a rental. Over 10 years, that's $84,000. At the end of 10 years, Maria might not yet have reestablished any equity. She might still be in the red.
If Maria offers anything less than $84,000 to the bank to release her from her loan and the bank accepts that offer, Maria could very well be ahead of the game. Apart from the time-value-of-money, Maria might not have to sell her underwater home to strike a deal with the bank.
Personally, I don't believe a deed-in-lieu option is much better than a foreclosure except that it shortens the period of time to wait before buying another home by about a year. A deed-in-lieu tends to favor the bank and not the homeowner.
Exchange of Security
If a homeowner owns other property free and clear, the bank might be agreeable to swapping the security for the loan from the underwater home to the home without a mortgage. By switching out the security for the loan, the homeowner might be able to sell the underwater home at a reasonable price without a loan in place.
Sell With Creative Financing
You might ask yourself who would want to buy a home that was underwater, but there are people who buy underwater homes every single day. These are called homeowners who opt into loan modifications. Maria might be able to sell on a land contract or a lease option sale to a buyer strapped for cash but able to afford the monthly payments. It's buying hope and buying time for a rebound.