Yes, you can—but timing matters. Mortgage lenders have specific waiting periods after a short sale before you can qualify for a new loan. These timelines vary depending on the loan program and your financial recovery.

Typical Waiting Periods After a Short Sale

FHA Loans: Typically 3 years after a short sale, though exceptions may apply for extenuating circumstances.

VA Loans: Often 2 years, sometimes shorter for veterans with strong credit recovery.

Conventional Loans (Fannie Mae/Freddie Mac): Usually 4 years, but may be reduced to 2 with documented hardship.

USDA Loans: About 3 years.

What Lenders Look For

Even after the waiting period, lenders will want to see that you’ve taken steps to rebuild your finances. This includes:

> A stable job history and reliable income

> A stronger credit score (most programs require at least 620–640)

> A history of on-time rent and bill payments

> Savings for a down payment and reserves

 

Steps to Speed Up Your Return to Homeownership

Rebuild Your Credit – Pay bills on time, keep balances low, and avoid taking on new debt unnecessarily.

Save for a Down Payment – Even a small down payment shows lenders you’re financially stable.

Work With Experts – Real estate professionals familiar with short sales can help guide you back into homeownership.

Know Your Loan Options – Compare FHA, VA, conventional, and USDA requirements to see which fits your situation.

Short Sale vs. Foreclosure Recovery

It’s worth noting that homeowners who go through a short sale often recover faster than those who experience foreclosure. This is one of the main reasons many choose a short sale when facing financial hardship. Learn more about the differences on our Short Sale vs. Foreclosure page

Final Thoughts

While a short sale does temporarily delay your ability to buy another home, it doesn’t close the door forever. With the right planning, discipline, and professional guidance, many homeowners are able to purchase again in as little as two to four years.

If you’re considering a short sale or want to understand your next steps, visit our Homeowners Page
to learn more.