If you’re behind on your mortgage in Sacramento County and facing foreclosure, you have options—but choosing the right one can save you thousands in equity and years of credit damage. For the full overview of selling during foreclosure, see our complete guide: Selling a House in Foreclosure in Sacramento County, CA.
As a local cash home buyer in Sacramento County, Rework Cash Offers helps homeowners every week decide between short sale, foreclosure, or the fastest path: a cash offer. Here’s the clear 2026 breakdown so you can make the best choice for your situation.
What Is a Short Sale?
A short sale is when you sell your home for less than you owe on the mortgage, and the lender agrees to accept the reduced amount to avoid foreclosure. In Sacramento County, the lender must approve the sale price and buyer, which is why the process takes longer.
You stay in control of the sale, can negotiate repairs, and avoid the public auction stigma.
What Is Foreclosure in Sacramento County?
Foreclosure is when the lender takes ownership of your home and sells it at auction (usually at the Sacramento County Courthouse). California’s non-judicial process is relatively fast, but new AB 2424 rules (effective 2025) now give you extra time if you list the home or get a purchase agreement in place.
Short Sale vs Foreclosure: Head-to-Head Comparison (2026)
| Factor | Short Sale | Foreclosure | Winner for Most Sacramento Sellers |
|---|---|---|---|
| Credit Score Impact | Drops 80–100 points | Drops 200–300 points | Short Sale |
| Time to Complete | 2–6 months (sometimes up to 12) | 6–9 months (up to 12 with AB 2424 delays) | Foreclosure (if no delays) |
| Control Over Sale | You choose buyer & price (lender approves) | Lender controls everything | Short Sale |
| Deficiency Judgment | Often forgiven in CA | Possible (but rare on primary homes) | Tie |
| Eviction Risk | None if you sell before auction | High after auction | Short Sale |
| Future Home Buying | 2–4 years to qualify for new mortgage | 5–7 years wait | Short Sale |
| Cost to You | Closing costs + possible taxes on forgiven debt | Loss of all equity + fees | Short Sale |
Sacramento County 2026 Specifics
Short sales are back but still rare—only about 0.5% of local sales in 2025, with a slight uptick into 2026 (mostly FHA loans in Elk Grove, Natomas, and North Highlands). Foreclosures remain low, but AB 2424 is changing the game: If you list with a broker at least 5 business days before auction, the sale must be postponed 45 days (another 45 if you get a purchase agreement). This gives Sacramento homeowners a real shot at completing a short sale before the hammer falls.
In Placer County (Roseville/Rocklin) short sales move faster due to higher values; Yolo County sees fewer but longer timelines in rural areas.
When to Choose Short Sale, Foreclosure, or Cash Offer
- Choose short sale if you have some equity and 3–6 months to work with a realtor and lender.
- Choose foreclosure only if you have zero equity and want the process to end quickly (rarely the best option).
- Choose cash offer from Rework Cash Offers in almost every other case. We close in 7–14 days, pay all closing costs, buy as-is, and you avoid lender approval, repairs, and public records. In a recent Citrus Heights deal, a homeowner facing NOD sold to us in 9 days and walked away with $32,000 more than a short sale would have netted after fees and delays.
Next Steps Before the Clock Runs Out
Don’t let the process choose for you. The sooner you explore all three options, the more equity and peace of mind you protect.
If you’re in Sacramento, Placer, or Yolo County and want a no-obligation cash offer that beats both short sale and foreclosure timelines, request your free cash offer from Rework Cash Offers today. We’ll review your numbers and give you a fair price you can accept in minutes.
Stay tuned for our next guide on handling credit after foreclosure or short sale in Sacramento County.