Short sales do close when sellers hire experienced San Jose Short Sale Agents!  Below is an outline of the time frame for this San Jose short sale. It was not a HAFA short sale because the lender, ING Direct, does not participate in the program.   List Date: 2/27/2011 List Price: $449,000 Price Reduced on 3/13/2011: $427,000 Sale Date: 4/13/2011 Lender Approval: 7/26/2011 First Buyer Releases Contract: 8/6/2011 New Offer Submitted to Lender: 8/8/2011 Lender Approval on 8/11//2011 - outstanding turn around by ING Direct Close of Escrow: September 13, 2011 Days on Market: 162 Sales Price: $435,000 List to Close: 6.5 months Sellers are relieved to have this short sale behind them. A San Jose short sale agent needs to be a long distance runner.  Short sales are definitely not for sprinters... 09/16/2011