You still own the house, and you can still sell it. Recording the Notice of Default put your situation on Riverside County’s public record — which is why the letters began — and set a clock running toward a sale that, for a Lake Elsinore house, is generally called outside a civic building in Corona. That clock holds more time than the envelopes suggest, and less than you would want.
We negotiate short sales throughout Southern California, and a Lake Elsinore file has particulars of its own: special taxes levied by the city, the school district and the water district; home insurance in two ZIP codes the state placed under a wildfire non-renewal moratorium in 2024; flood maps drawn around a lake; and county offices spread from Temecula to Riverside.
This page is general information, not legal or tax advice. No outcome can be guaranteed, and whether a short sale is approved is your lender’s decision.
Call or Text (424) 239-5209Free, no-pressure look at where you standNicholas Hedberg, California DRE #02016456 · licensed under Beverly & Company, DRE #02078273, the responsible broker. No upfront fees, ever.
Can You Still Sell a House Facing Foreclosure in Lake Elsinore, CA?
Yes. A Notice of Default transfers nothing. It records the default and starts a statutory clock, and your right to sell lasts until the trustee’s sale is actually held. If the sale nets enough, after commission and closing costs, to pay everything owed, escrow pays the loans in full and there is nothing left to foreclose. If the proceeds fall short, the sale needs your lender’s written agreement to accept less — a short sale. More on selling while you are behind on payments, and on the other ways to stop a foreclosure in California.
How Long Do I Have Before the Trustee Sale in Lake Elsinore?
Seven to eight months from the first missed payment is roughly the fastest a California foreclosure on an owner’s primary home can move. A servicer generally cannot start until the loan is more than 120 days behind, the Notice of Default must then sit at least three months, and the sale can be set no sooner than three months and twenty days after that notice records. A listing agreement delivered under AB 2424 can add forty-five days.
California forecloses a deed of trust through a trustee, not a judge, so every step is noticed in advance. These are the statutory minimums in order, not a forecast for your loan.
- Missed payments, then calls and letters. Late charges and collection contact come first. Under the federal servicing rules a servicer generally may not make the first notice or filing for foreclosure until the loan is more than 120 days delinquent, and nothing has been recorded against the house yet.Roughly four months
- The default is recorded. Once the Notice of Default is on the county record, at least three months must pass before the trustee can move to a sale. Recording is also when the solicitation mail tends to begin, since companies monitor new default filings.Three months, minimum
- A Notice of Sale sets the date. It may be recorded up to five days before the three months run out, but the sale it schedules cannot fall earlier than three months and twenty days after the default was recorded. It is posted on the property, mailed, published and recorded, and it governs: the date, hour and place are printed on it. After any postponement, get the new date from the trustee in writing.NOD + 3 months + 20 days, at the earliest
- Postponements — including one that belongs to you. Sale dates can move more than once, and a servicer holding your complete loss-mitigation application can be barred from going ahead. The homeowner’s own lever is AB 2424, now Civil Code § 2924f(e). On residential property of no more than four dwelling units, the sale must wait an extra forty-five days if the trustee receives, from the trustor, a listing agreement with a California licensed real estate broker placing the property on a publicly available marketing platform. The trustee has to receive it at least five business days before the scheduled sale, sent by certified mail or by an overnight courier whose tracking confirms the signature and the date and time of delivery. Email does not count, the lever works once, and your reinstatement deadline moves out with the new date. After the listing postponement, a signed purchase contract that escrow has accepted, delivered the same way five business days out, earns one more postponement, to at least forty-five days after the trustee receives it. Its price must equal or exceed the unpaid balance of every obligation of record — a test of the price before sale costs, which a short sale contract can still pass.45+ more days, if the trustee has it 5 business days out
- The sale itself. Your right to sell runs until the property is actually sold — one specific hour on one business day, not a line you crossed months ago.The deadline that counts
A second clock runs alongside. When your first complete loss-mitigation application since you fell behind reaches your servicer more than 37 days before a scheduled sale, the servicer has to evaluate you for every option available on that loan before the sale can go ahead — a repayment plan, a modification, forbearance, a deed in lieu, or a short sale if the investor offers one. Later applications get far thinner protection, which is why a finished package goes in early. See the full menu of foreclosure options.
That protection has an edge. The federal 120-day and evaluation rules, and much of California’s Homeowner Bill of Rights, reach only a loan secured by the borrower’s principal residence, and small servicers are exempt from large parts of the federal scheme. A weekend place near the lake, a rental or a house you have moved out of can fall outside them, so that question gets settled in week one. The AB 2424 listing postponement is the exception: it is not limited to homes the owner lives in.
Where Does a Lake Elsinore Foreclosure Actually Happen?
Almost entirely out of town. The county offices, courthouses and usual auction site that touch your file are in Temecula, Corona and Riverside, and none of them is in Lake Elsinore.
The recorder and the tax collector are both in Temecula
The Riverside County Assessor-County Clerk-Recorder takes documents for recording at six offices — two in Riverside, plus Palm Desert, Hemet, Temecula and Blythe. The closest is 41002 County Center Drive, Suite 230, Temecula, about sixteen road miles from City Hall, and every office feeds the same countywide record: your Notice of Default, the Notice of Sale, any abstract of judgment, and the reconveyance if this ends in a sale. The Treasurer-Tax Collector sits on the same road at 40810 County Center Drive, Suite 110, taking property tax payments by card, check or money order; only the downtown Riverside office, at 4080 Lemon Street, takes cash.
A lawsuit over a debt is filed in Corona or Riverside
Under the Riverside Superior Court’s filing order effective August 1, 2026, limited civil cases from Lake Elsinore ZIP codes — where a smaller collection suit lands — are filed at the Corona Courthouse, 505 S. Buena Vista, along with small claims and unlawful detainers. Unlimited civil cases go to the Riverside Historic Courthouse, 4050 Main Street. Winning still does not put a creditor on your house. Under Code of Civil Procedure § 697.310, the judgment lien is created when an abstract of judgment is recorded with the county recorder, and that recording date, not the date of the ruling, fixes its place in line.
The auction is usually called in Corona, about half an hour up the 15
Riverside County trustee’s sales are generally called in Corona, not in the city where the house sits. Recently published notices mostly name one of two spots on the same civic-center block: 849 W. Sixth Street, the former Corona Police Department building, or the courtyard of the Historic Civic Center, 815 W. Sixth Street — about twenty-three road miles from Lake Elsinore. Some notices name another address. The short drive changes nothing about the key deadlines, most of which fall days or weeks before the sale. Only your own Notice of Sale fixes the place, date and hour, so confirm them again after any postponement.
What Else Is on a Lake Elsinore Property Tax Bill?
A Riverside County tax bill is a stack, not a single number. Beneath the ad valorem tax sit direct charges, and in Lake Elsinore three public agencies levy special taxes of their own. None of it shows up on a credit report or as its own line on a servicer’s payoff statement, and in practice a sale cannot close until the delinquent lines are paid, because the title insurer and the buyer’s lender require it.
| The line | Where it comes from | What it means in a sale |
|---|---|---|
| City development special tax (Mello-Roos) | Districts the City of Lake Elsinore formed for individual developments — Tuscany Hills is CFD No. 90-2, Summerly is CFD No. 2006-1 — each levying a special tax on its parcels. | Goes delinquent on the same dates as your property taxes, and a bonded district’s covenants can require the city to sue to foreclose on a delinquent parcel long before the county’s five-year tax sale. Past-due installments are paid at closing as line items your lender approves. |
| City services special tax | New projects annex into CFD No. 2015-1 (Safety Services) for police and fire protection and CFD No. 2015-2 (Maintenance Services). The older CFD No. 2007-1 was formed for law enforcement, fire and paramedic services. | It pays for services year by year rather than a bond, so there is no balance to negotiate — only current and delinquent installments. |
| School district special tax | Lake Elsinore Unified School District levies special taxes through its own CFDs, numbered independently of the city’s. | These can end: CFD No. 89-1 came off tax bills in Wildomar’s Windsong Valley starting in 2019-20, once its obligations matured. |
| Water district special tax | Elsinore Valley Municipal Water District has nine CFDs of its own, eight with bonds outstanding, repaid solely from special taxes on the tax roll. | Easy to miss among three agencies’ lines. Work from the bill itself, not from memory. |
| Landscaping and street lighting | The city’s Landscaping & Street Lighting Maintenance District No. 1 and its Citywide Landscaping and Street Lighting District, levied under the Landscaping and Lighting Act of 1972 and collected with county taxes. | Confirm the amount on your own bill; it clears at closing the same way. |
| PACE / HERO assessment | Solar, HVAC, windows or roofing repaid as a contractual assessment on the tax bill. PACE came to western Riverside County through WRCOG’s HERO program, starting in 2011. | Only current and past-due installments ride the roll; the rest of the balance stays with the property, and a buyer’s lender will generally want it paid off. |
| County secured taxes | The base tax, in two installments that go delinquent after December 10 and April 10, each with a ten percent penalty. | Paid through escrow. A parcel unpaid after June 30 becomes tax-defaulted and keeps accruing penalties, and after five or more years in default it becomes subject to the Tax Collector’s power to sell. |
This is how these charges generally work, not a reading of your parcel. Check your own tax bill and a preliminary title report, and take what they mean for you to a qualified attorney or tax professional.
One warning when reading those lines: the city and the school district number their districts independently, so one number can mean two different taxes — each has a CFD No. 2005-5. When a payoff demand or a title report names a CFD, confirm which agency’s district it is before anyone sends money.
Get a Straight Read on Your Timeline(424) 239-5209 — call or textWhy Did My Mortgage Payment Go Up When My Rate Did Not?
On a fixed-rate loan, principal and interest do not change, so a higher payment points to the escrow account. Your servicer reviews it at least once a year, and a pricier insurance renewal or a new tax-bill line changes two things at once: the monthly deposit rises to cover the new cost, and last year’s shortage gets collected on top.
Federal rules limit that catch-up. Under 12 CFR 1024.17(f)(3), when a shortage equals or exceeds one month’s escrow payment, the servicer can leave it alone or spread repayment over at least twelve equal monthly installments; demanding it within thirty days is allowed only for a smaller shortage. A negative balance the servicer had to cover, called a deficiency, can be collected faster, and once you are more than thirty days behind, the loan documents control. None of that prevents the jump, and a new premium plus a year of catch-up can be what tips a stretched household into default.
Lake Elsinore has had reason to watch its renewals. After the September 2024 Airport Fire, the California Department of Insurance barred insurers, for one year starting September 11, 2024, from issuing cancellation or non-renewal notices due to wildfire risk on residential policies in nearby ZIP codes, 92530 and 92532 among them. That year has run, so check the department’s current bulletins before assuming any moratorium covers a notice you receive now.
If a policy lapses, the servicer can buy coverage itself and charge you — force-placed insurance — but only under conditions. Where your loan has an escrow account for hazard insurance, a short account alone is not enough: the servicer generally has to keep paying your premium, advancing the money if needed, and may seek repayment later. It can force-place if it reasonably believes your policy was cancelled or not renewed for a reason other than nonpayment, or that the house is vacant, and even then only after the written notices the federal rules require. Small servicers have a narrow exception.
Flood coverage is separate. By the city’s own account, FEMA has mapped most of Lake Elsinore for flood hazard purposes, lake flooding included. Under federal law, a home in a 100-year Special Flood Hazard Area needs flood insurance to be financed by nearly any mainstream lender — the rule reaches regulated lenders, FHA and VA loans, and loans sold to Fannie Mae or Freddie Mac — so the requirement follows the house to a financed buyer. The maps have history behind them: in the 1980 floods the lake rose to a level not reached since 1916 and badly damaged lakeside property, and the levee and controlled overflow points of the Lake Elsinore Management Project were built from 1988 to 1994.
What Happens If a Lake Elsinore House Sits Empty?
Nothing that helps the sale. Since 2008, Chapter 8.60 of the Lake Elsinore Municipal Code has required a beneficiary or trustee holding a deed of trust to inspect the property after the borrower defaults and before recording a Notice of Default, and monthly after that while an occupied house stays in default. If the house is vacant or shows evidence of vacancy, the ordinance deems it abandoned, and the lender or trustee must register it with the city’s Building Official within ten days of the inspection.
A house that is plainly lived in stays off that list, and it avoids the federal consequence above: a servicer that reasonably believes a property is vacant is treated as unable to pay your premium from escrow, which opens the door to force-placed insurance after the required notices. Moving out the week the default notice arrives, on the theory that the house is already gone, can trigger both — and the house was not already gone.
If code enforcement has started, abatement costs can reach the parcel two ways. Under Chapter 8.18 the city can record a nuisance abatement lien or, as an alternative, declare the costs a special assessment collected with property taxes, with notice that the property may be sold by the tax collector after three years of nonpayment.
The two stand differently against a mortgage. A recorded abatement lien takes a judgment lien’s priority from its recording date, so a mortgage recorded earlier stays ahead of it. The tax-roll route protects a bona fide purchaser or encumbrancer whose interest attached before the first installment would become delinquent; the charge then moves to the unsecured roll instead of becoming a lien. Which route was used, and when your loan was recorded, decides where it lands; see selling a California house with a lien.
What Does a Short Sale in Lake Elsinore Actually Involve?
Five stages. The times are common ranges, not commitments, and any file can turn up an item nobody could price at the start.
- Take the tax bill apart first. Before anything else we order the parcel’s direct charges — special taxes, any PACE assessment, delinquent installments — because they can move the settlement by thousands of dollars and none of them appears as its own line on a payoff statement. Loan payoffs, recorded liens, a defensible value and any sale date come the same week. If there is equity, you hear that first.Week one
- Authorization, then one complete package. No servicer discusses your loan with anyone until a signed third-party authorization is on file. Then the package goes in whole: listing agreement, hardship letter, financial statement, bank statements, income records, preliminary title. A partial file does not start the thirty-day evaluation clock; it earns a missing-documents notice and a later start.One to three weeks
- Price for two audiences. The number has to attract a buyer who can actually close and survive the valuation the lender orders. Too high, and reductions eat weeks while the sale date approaches; too low, and the value review rejects a contract that took two months to build.Two weeks to two months
- Open every approval at once. Lender review, a valuation dispute if the broker price opinion misses, the second lienholder, a judgment creditor, the association, a PACE payoff. Worked in sequence they can outlast the sale date, so they start together and get chased in writing.30 to 120 days
- Approval, then a closing against a hard date. An approval letter, if the lender issues one, carries its own expiration, and escrow closes against it. Some files never get that letter, and that decision is your lender’s, not ours. Our commission is written into the settlement the lender approves and paid from the sale proceeds at closing — no upfront fee at any stage.Two to five weeks
A recorded default draws a stack of offers, so one line is worth drawing. Plenty of that mail comes from investors hoping to buy below market — a lawful business, and a different one. Negotiating a lender’s payoff on your behalf, for compensation, takes a California real estate license or a law license, and the first AB 2424 postponement runs on a licensed broker’s listing agreement, not on an investor’s offer.
Talk to a Licensed California Real Estate AgentNicholas Hedberg · DRE #02016456 · (424) 239-5209What Turns Up on a Lake Elsinore Title Report?
Start with the mortgage, but do not stop there. Every recorded claim has to be dealt with before a buyer’s title insurer will issue a policy, and an unpaid lienholder has no reason to sign a release. Some can be negotiated, and each is resolved on its own terms.
An abstract of judgment from an old lawsuit
A credit card, a medical bill, a contractor dispute. The judgment never touched the house; the abstract recorded afterward did, and its recording date sets its priority. Some judgment creditors take a reduced payoff at closing rather than keep waiting, and California’s homestead exemption can strengthen your hand depending on your equity and circumstances. More on selling a house with a judgment lien.
An IRS or state tax lien
A recorded federal tax lien attaches to everything you own, but it does not block a sale. When the house is worth less than the debt ahead of the IRS, the IRS can discharge its lien so the closing can proceed — requested on Form 14135, while Form 14134 covers subordination. The IRS asks for the application at least forty-five days before the transaction, and the Franchise Tax Board and CDTFA run their own release processes, which is why title gets pulled in week one. See selling a house with a tax lien.
Unpaid dues to a community association
Unpaid association assessments can become a recorded lien, but California does not make it a super-priority lien: it is prior only to liens recorded after the notice of delinquent assessment, so a first mortgage recorded earlier ordinarily stays ahead of it. Davis-Stirling also requires notice and an offer of dispute resolution before an association records, and limits when it may foreclose. Some associations reduce a payoff demand; many do not. See selling a house with an HOA lien.
A PACE or HERO balance, possibly one you never signed
PACE financing came to western Riverside County through WRCOG’s HERO program in 2011, and projects financed that way were added to tax bills across the region. It is not a loan on your credit report but an assessment that stays with the parcel through a sale, and a buyer’s lender will generally want it retired at closing. If you bought the house from someone else, check the bill for an assessment that came with it.
A second mortgage or home equity line
The junior lender has to approve too, and its position is weak: if the first lender forecloses, the second lien is wiped out and paid only from whatever surplus the auction produces. That exposure is what makes a negotiated release possible, within caps set by the rules of whoever owns the first loan.
Lien priority, the homestead exemption and lien releases turn on your own documents and recording dates. Treat this as general information and confirm your situation with a qualified California attorney or tax professional before relying on it.
After the Sale, Will I Still Owe Money?
That is two questions — one about the lender, one about taxes — and they have different answers.
Can the lender pursue me for the shortfall?
California’s anti-deficiency statutes are unusually strong, and one was written for this exact transaction. Under Code of Civil Procedure § 580e, when the holder of a note secured solely by a deed of trust on a dwelling of not more than four units consents in writing to a short sale, and the sale closes with title recorded to the buyer and the proceeds tendered as agreed, no deficiency is owed or collected; a consenting junior lienholder’s note is covered on the same terms. The section does not protect a borrower that is a corporation, limited liability company or limited partnership, and it leaves remedies for fraud or waste intact. It also bars the holder from demanding anything beyond the sale proceeds in exchange for its consent, and makes any waiver of these protections void.
Section 580b separately shields purchase-money loans on a dwelling of up to four units occupied by the purchaser. A refinance executed on or after January 1, 2013 keeps that shield except for new principal not applied to the original loan or to the refinance’s own costs; an earlier refinance may have lost it. Which statute reaches your note is a question for a California attorney, and one more reason an approval letter gets read line by line. More in deficiency judgments after a California short sale.
Will the forgiven balance be taxed?
Cancelled debt can count as income, and a lender that forgives $600 or more generally files a Form 1099-C. The federal exclusion for qualified principal residence indebtedness covered debt discharged before January 1, 2026, or discharged under an arrangement entered into and evidenced in writing before that date, so it generally does not help a discharge happening now, and California’s treatment can differ from the federal rules. An exclusion that does not expire is insolvency: to the extent your liabilities exceeded the fair market value of your assets immediately before the discharge, the cancelled amount is excluded, claimed on Form 982. A non-recourse loan is analyzed differently again. Take all of it to a CPA; our 1099-C guide for California short sales has the background.
Which of These Sounds Like Your Lake Elsinore Situation?
The insurance renewal broke the monthly budget
The loan did not change; the escrow did. A non-renewal, a replacement policy at a new price, then an escrow analysis that raised the deposit and added a shortage repayment on top. For a household already stretched, that can be the whole story of a default, and it is a legitimate hardship, documented with the renewal notices, the escrow statements and the usual financial worksheet.
The special taxes were planned for; losing an income was not
On a newer tract the special taxes are disclosed before you buy, so they were part of the plan. A layoff, a divorce or a medical leave was not. When fixed tax-bill lines are a real part of the housing cost, losing one income opens a gap faster than the mortgage alone would suggest. The hardship is the income change, and it is documented like any other.
The lake rental was supposed to carry the note
Under the short-term rental ordinance Lake Elsinore adopted in 2022, a rental needs a city short-term rental business license, transient occupancy tax registration, and the city’s ten percent tax on stays shorter than thirty days. When bookings stop covering the payment, the gap is structural rather than one slow month. Two cautions for a rental: the federal loss-mitigation protections and much of the Homeowner Bill of Rights generally do not reach a house you do not live in, and § 580b’s protection for a lender’s purchase-money loan depends on the purchaser having occupied the dwelling. Both belong in the first conversation.
It was listed for months and never closed
Sometimes the price was wrong. Other times the listing ran like an ordinary sale when it needed lender approval, so an offer came in and sat while no one worked the payoff. A stalled listing does not prove the house cannot sell; it can mean nobody was negotiating the lender’s side of it.
Who Has to Approve a Lake Elsinore Short Sale — and What Decides It?
Loan type shapes nearly everything that follows — the documents required, how a low valuation gets challenged, what a second lienholder can be paid — so it is the first fact we pin down on a new file.
| Loan type | How the short sale is run | What tends to decide it |
|---|---|---|
| FHA | HUD’s Pre-Foreclosure Sale program, with its own participation rules and a minimum net tied to an appraisal. | Timing reshapes the program rather than ending it: after the first legal action to begin foreclosure, the file generally needs an acceptable signed purchase contract already in hand, with the approval window sized to closing escrow. See FHA short sales. |
| VA | VA’s servicer handbook now titles it a short sale; the older name was compromise sale. Some files need VA’s own pre-approval, not just the servicer’s. | Whether the loan carries an outstanding partial claim, COVID partial claim payment or COVID refund modification — any one of the three triggers VA pre-approval. See VA compromise sales. |
| Fannie Mae / Freddie Mac | Handled under the enterprise’s published servicing guidelines, including caps on what a junior lienholder can receive. | The valuation, and whether the hardship file tells the same story as the numbers. An undisputed low value can stall the file. |
| Conventional / portfolio | The investor that owns the loan writes its own rules, and nothing requires it to publish them. | Learning early who that investor actually is. We ask that question in week one, not week ten. |
This is the starting map, not a promise about your loan. For the statewide picture, see the California short sale process, short sale versus foreclosure, how long a short sale takes, and selling a house in foreclosure in Los Angeles.
Lake Elsinore Foreclosure Questions
Where is the trustee sale held for a Lake Elsinore property?
Generally in Corona, about twenty-three road miles away. Recently published Riverside County notices mostly name either 849 W. Sixth Street, the former Corona Police Department building, or the courtyard of the Historic Civic Center at 815 W. Sixth Street, though some name another address. The Notice of Sale for your own property controls the place, date and hour; confirm them again after any postponement.
Is it too late to sell once a Notice of Default is recorded?
No. Recording makes the default public; it does not change who owns the house or who may sell it. A sale can close any time before the trustee’s sale is actually held, provided escrow closes, or the sale is postponed, first. If the proceeds after sale costs will not cover the loans, the closing also needs your lender’s written approval, which only the lender can give. Starting early is what leaves room to use the time.
My insurer will not renew. Can my servicer buy a policy and charge me for it?
It can, after written notice: a first notice at least 45 days before any charge and a reminder at least 15 days before it. A short escrow account alone is not grounds — the servicer generally has to keep paying your premium — but a non-renewal for a reason other than nonpayment, or a vacant house, can be. If you then show compliant coverage, the servicer must cancel the force-placed policy within 15 days and refund the charges for any overlap.
Who pays the property taxes, special taxes and HOA dues while a short sale is pending?
You own the house until escrow closes, so on paper they stay yours. In practice a seller in this position may be behind on them, and the file can still close: delinquent property taxes, special taxes and association assessments are ordinarily paid from the sale proceeds at closing, as line items your lender approves. What matters is finding every one of them early, because a balance discovered in week six can cost a month, and on a Lake Elsinore parcel several of them ride the tax bill instead of arriving as invoices.
Will a short sale hurt my credit less than a foreclosure?
They are reported differently and weighed differently by future lenders, but neither is painless, and nobody can predict what your score will do. That depends on how delinquent the account already is, what else is on your report and how the servicer reports the settlement. A short sale does give you a negotiated, documented close instead of a completed foreclosure, and more control over timing. The two are compared on short sale versus foreclosure in California; for a future mortgage, have a lender review your actual file.
What does a short sale cost me?
Nothing up front: our commission is written into the settlement your lender approves and paid from the sale proceeds at closing. That is our fee, not the whole cost of a short sale. Depending on your loan and lienholders, you could still face an association balance the lender will not cover, tax on forgiven debt, or, where California’s anti-deficiency statutes do not reach (a loan to an LLC, for example), a lienholder’s demand for a contribution or a deficiency — questions for a qualified attorney or tax professional. And if anyone asks a homeowner in foreclosure for money in advance, ask in writing what license they hold and what the payment buys.
Find Out How Much Room You Have
Three facts start the conversation: whether a sale date has been set, which loans are against the house, and what else is recorded against it or riding on the tax bill. With those, we can tell you plainly what your options look like and how much runway is left. No pressure, and no upfront fees, ever.
Call or Text Nick Now(424) 239-5209 — call or text
Who Handles Your File
We Sell Houses LA is the name Nicholas Hedberg does business under. He holds California real estate salesperson license DRE #02016456, placed with Beverly & Company, DRE #02078273, the broker responsible for real estate activity carried out under this name, and he negotiates with the lender and every lienholder himself on each file he takes. The license matters for a practical reason: it puts a licensed brokerage’s listing agreement — the document an AB 2424 postponement depends on — behind your file.
Before the listing goes live, we order the parcel’s tax detail and the servicer’s escrow history to look for any special tax, PACE balance or escrow advance for an insurance renewal. Every submission is confirmed in writing, and a file that goes quiet gets escalated the same day.
A description of how we work a file, not a specific client outcome. Every file is different, results vary, and no outcome or timeline can be guaranteed.
As of September 2026, Nick’s client rating on Zillow is 5.0 across 12 client reviews.
Nick is a great real estate agent. He is extremely knowledgeable and stuck by me trying to navigate this crazy market. I was glad to have him represent me when it came time to negotiate. If you want a professional and hard working agent, do not hesitate to work with Nick.— Alexander M. (Zillow)
This review comes from one of Nick’s general listing clients rather than a short sale, and it is one client’s experience, not a guarantee of how your sale will go. Short sales are negotiated with your lender and close for less than what is owed.
Lake Elsinore, Wildomar, Canyon Lake, Lakeland Village, Menifee, Temescal Valley — we negotiate short sales across Southern California. Elsewhere in Riverside County, see Hemet and Indio; in San Bernardino County, San Bernardino and Victorville; in the Antelope Valley, Lancaster and Palmdale. When you are ready, contact us about your short sale. Still deciding? The Los Angeles short sale agent hub, what to do after a Notice of Default and your foreclosure options are good next reads.
We Sell Houses LA · Los Angeles, CA · (424) 239-5209 · info@WeSellHousesLA.com. Short sale and foreclosure help for Lake Elsinore (92530 and 92532), Wildomar, Canyon Lake, Lakeland Village, Menifee and Temescal Valley. Real estate and short sale services by Nicholas Hedberg, DRE #02016456, Beverly & Company, DRE #02078273. We never charge any upfront fee. General information, not legal, tax, or financial advice; outcomes depend on your lender, loan type, lienholders, and circumstances, no result or timeline can be guaranteed, and you should consult a qualified attorney or tax professional. Updated September 2026.
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