Sell, Stay, or Modify A free homeowner tool from LiveWell Homes
Full guide (714) 410-2425
Free and confidential

Behind on your mortgage? See your real options in 60 seconds.

Enter a few numbers to see what a sale would leave you with, what staying could look like, and what to ask your servicer about.

  • No credit check and no obligation
  • Licensed agent and licensed general contractor
  • Your information stays private
Step 1 of 2

Your numbers

We serve homeowners in Los Angeles and Orange County.

Your mortgage statement lists your balance, rate, and payment. A rough guess works for now.

Step 2 of 2

Get a free options review.

We go through your numbers with you and lay out every option that fits, including the ones that do not involve us. A real person calls within 24 hours. No pressure.

When a renovation could raise your sale price, we can handle repairs and the sale together. There is no upfront cost to you, and we are reimbursed at closing.

Your details go to one licensed agent. We never sell your information. Prefer to talk now? Call (714) 410-2425.

About James Lee and what clients say

James Lee, REALTOR and licensed general contractor

James Lee

I have helped homeowners through short sales, foreclosures, and tough sales since the last housing crisis. I am a licensed agent and a licensed California general contractor, and I will walk you through every option, including the ones that do not involve me.

REALTOR, DRE #01862975. LiveWell Builds, CSLB #1148252.

He helped us short sell our home during the Great Recession when nobody seemed able to help. I grew tired of dealing with the great faceless institutional bank. James took over and handled all the coordination and freed our family from the great stress. We are now living free of that burden and James is the reason. He cares!
Larry S.Short sale client
I was in need to short sell my home and I had no clue how or who I could trust in this industry. ... James answered ALL of my questions and never kept me waiting. He made me feel extremely comfortable. ... He is truly an HONEST man just out to help you get back on your feet.
C. PiperShort sale client

Client reviews, shortened for length. Individual results vary.

Common questions

Does this hurt my credit?
No. This tool does not pull your credit, and we do not run a credit check to review your options.
Is this really free?
Yes. The calculator and the options review are free. If you later choose to work with us, the terms are explained in writing before you sign anything.
What if I owe more than my home is worth?
You still have options. A short sale is when your lender agrees to accept less than you owe so you can sell. It needs your lender's approval, and we can help you ask for it. A loan modification may also be possible if you want to stay.
Do I have to sell my home?
No. Many people stay. We will show you what staying looks like and which programs to ask your servicer about.

Want the full picture on timelines, credit, and your options? Read the complete guide.

Want help that is not from us? Find a HUD approved housing counselor.

Talk to a real person(714) 410-2425