Eaton Realty Blog

Key Takeaways: A short sale in Florida allows a homeowner to sell their property for less than the outstanding mortgage balance, provided the lender approves the transaction. It can be an alternative to foreclosure for homeowners who cannot afford to pay the difference. Florida short sales typically take longer than traditional home sales, often requiring several months for financial documentation, property valuation, lender negotiations, and final approval. Multiple mortgages or liens can extend the timeline further. A short sale makes financial sense when a homeowner owes more than their property is worth, cannot cover the shortfall, and needs to sell. Homeowners should also compare alternatives such as loan modifications, mortgage forbearance, and traditional sales before making a decision. Florida-specific complications include unpaid HOA or condominium assessments, multiple liens, pending foreclosure proceedings, and property insurance challenges. These issues can delay lender approval, increase closing costs, or prevent the transaction from closing. Lender approval of a short sale does not automatically eliminate the homeowner's remaining mortgage debt. Sellers should obtain a written deficiency waiver, review any required financial contributions, and consider potential credit and tax consequences before closing. Selling a home is not always as simple as finding a buyer, accepting an offer, and paying off the mortgage at closing. When a homeowner owes more on their mortgage than the property is worth, a traditional sale may not generate enough money to satisfy the outstanding loan balance. In these situations, a short sale may offer a way forward. Short sales are an option for financially distressed Florida homeowners who need to sell their properties but cannot cover the difference between the sale price and their mortgage debt. They can also create opportunities for buyers looking for properties that may be priced below comparable homes in the area. However, short sales involve additional negotiations, lender approval, documentation, and some level of uncertainty. At Eaton Realty, we understand that completing a more complex real estate transaction requires an understanding of both the financial and practical considerations involved. Whether you are a Florida seller considering a short sale or a buyer exploring short sale opportunities, a seasoned Tampa real estate agent can help you make the best decision for your circumstances. Contact us today to talk to a member of our real estate team about your options. Considering a short sale? Discuss your options with a local Hillsborough County realtor › 813-672-8022 What Is a Short Sale in Florida? A short sale is a real estate transaction in which a homeowner sells a property for less than the total amount owed on the mortgage. This type of sale requires lender approval, as the lender will have to accept the sale proceeds as a settlement of some or all of the outstanding debt. In a traditional sale, the homeowner would need to bring enough money to closing to pay the mortgage in full. If the homeowner cannot afford to do that, a short sale may be an option. However, the lender must agree to accept less than the full amount owed and must approve the proposed transaction. Short sales are sometimes called pre-foreclosure sales because they can help homeowners avoid foreclosure. However, just because a property is underwater or a homeowner is behind on payments does not mean that a lender will allow a short sale. The mortgage servicer, investor, or other parties that own or insure the loan must approve the transaction. If a property has multiple mortgages, each lienholder whose interest must be addressed needs to approve the proposed payoff or settlement. Short Sale Example: How We Helped A Plant City Homeowner Successfully Complete A Short Sale In 2026, Eaton’s Matt Grieser helped a Plant City homeowner successfully navigate a short sale after declining property values made a traditional sale financially impractical. The homeowners had originally purchased their property in July 2023 for $450,000 with the assistance of Eaton Realty. When they later needed to relocate to the Florida Panhandle, they discovered that property values in their community had declined. By April 2026, the home's estimated market value had fallen to approximately $400,000. After accounting for real estate commissions, title fees, and other selling expenses, the homeowners did not have enough equity to cover the costs of a traditional sale. They also lacked the additional funds needed to cover the shortfall at closing. Importantly, the homeowners were current on their mortgage payments. They had never missed a payment, demonstrating that short sales aren't exclusively for homeowners facing foreclosure or struggling to make their monthly mortgage payments. Taking a Proactive Approach to the Short Sale Rather than waiting until their financial situation became more difficult, the homeowners contacted their mortgage lender and authorized Eaton Realty to communicate directly with the lender on their behalf. Eaton Realty listed the property for $400,000 in April 2026. Just 10 days after the property hit the market, the sellers received an offer and executed a purchase contract. The lender was notified immediately, and the necessary documentation was submitted to begin the short-sale approval process. However, the transaction encountered an unexpected obstacle. After completing inspections and requesting repairs, the first buyers became concerned about the uncertainty surrounding the lender's approval timeline. They ultimately exercised their rights under the contract's Short Sale Approval Contingency (Rider G) and canceled the purchase. Although the first contract fell through, the lender had already begun reviewing the short-sale documentation. This meant that some of the administrative work was already underway when the property returned to the market. A Second Buyer and a Successful Closing Just two weeks after the first contract was canceled, Eaton Realty secured another offer at the full $400,000 asking price. The second buyer completed their inspection and was satisfied with the property's condition. Meanwhile, Eaton Realty continued coordinating with the lender, sellers, and buyer's agent to move the approval process forward. The lender ultimately approved the short sale, and the transaction closed at the full asking price within just 45 days of executing the second purchase contract. The seller was able to close and move without needing to bring additional funds to closing. Their experience demonstrates how preparation, proactive communication, and experienced real estate representation can help homeowners navigate a challenging financial situation. How Is a Short Sale Different From Foreclosure? Although short sales and foreclosures can occur when homeowners experience financial hardship, they are very different processes. Short Sale Foreclosure The homeowner sells the property to a buyer. The lender pursues a legal process to take ownership or sell the property to satisfy the mortgage. The lender must approve the sale and its financial terms. The lender seeks a foreclosure judgment through a specific Florida legal process. The homeowner generally has more control over the sale process. The homeowner has less control over the eventual disposition of the property. The transaction may help the homeowner avoid foreclosure. The property is transferred or sold through foreclosure proceedings. The homeowner may negotiate a deficiency waiver. The lender may seek a deficiency judgment under Florida law. Florida uses a judicial foreclosure process, which means that the lender must file a lawsuit and obtain a court judgment before foreclosing on a mortgage. By contrast, a short sale is a negotiated transaction that can be completed without the lender taking the property through foreclosure. A short sale can help homeowners avoid some of the consequences associated with foreclosure, but it does not guarantee that all outstanding mortgage debt will be forgiven or that the homeowner’s credit will be unaffected. How Does the Florida Short-Sale Process Work? Short sales require coordination between the homeowner, buyer, real estate professionals, and potentially other lienholders. While the process might be slightly different for each sale, the general steps are outlined below: Contact the Mortgage Servicer The first step is contacting the mortgage company or loan servicer to discuss available options. Homeowners should explain their financial circumstances and ask whether the loan qualifies for a short-sale review. They should also request any application materials and ask if the servicer has specific requirements for listing the property. Importantly, the mortgage servicer may not own the loan. It may be acting on behalf of an investor, government agency, or other loan owner whose approval is necessary. Gather Financial and Property Documentation The lender will typically request detailed information about the homeowner’s financial situation and the property. You may need to gather: Recent mortgage statements A completed short sale or loss mitigation application A hardship letter explaining why the homeowner cannot maintain the mortgage Recent pay stubs or proof of other income Federal income tax returns, when requested Recent bank statements Documentation of monthly expenses and outstanding debts Information about other mortgages, liens, or judgments A listing agreement with the real estate agent A comparative market analysis or broker price opinion Homeowners should provide accurate, complete information and respond promptly to requests for additional materials. Missing documents can delay the review. Determine the Property’s Market Value The lender needs to establish whether the proposed sale price is reasonable. A Tampa realtor can prepare a comparative market analysis using recent sales of similar properties in the area. The lender may also order an independent appraisal or a broker price opinion. Florida’s real estate market can vary considerably by location, property condition, insurance costs, neighborhood demand, and other factors. Accurate pricing is especially important because lenders may reject offers that are substantially below their valuation. List the Property and Find a Buyer Once the appropriate listing arrangements are in place, the homeowner can market the property and seek offers. Buyers should understand that a short-sale listing is not the same as a conventional property listing. The seller may accept an offer, but the transaction is contingent on the lender’s approval. A buyer’s offer should generally account for the property’s condition, financing requirements, inspection period, closing costs, and the possibility of a lengthy approval process. Submit the Purchase Offer for Lender Approval After receiving an acceptable offer, the seller must submit the purchase agreement and supporting documents to the mortgage servicer. The lender will evaluate the proposed sale price, estimated closing expenses, property valuation, and available proceeds. It may request additional financial information or negotiate changes to the transaction. If the lender approves the short sale, it generally will issue written approval outlining the conditions under which the transaction can close. This approval is critical. Buyers and sellers should not assume that a lender’s agreement to review an offer means the sale has been authorized. Complete the Closing Once all necessary approvals are obtained, the parties can proceed toward closing. The title company or closing agent coordinates the transfer of ownership, payment of approved expenses, and distribution of the sale proceeds. The lender receives the agreed-upon amount, and any remaining debt is handled according to the written short sale approval and other applicable agreements. Before signing final documents, homeowners should carefully review the lender’s language concerning deficiency balances, collection rights, and any continuing obligations. How Long Does a Short Sale Take in Florida? One of the biggest differences between a short sale and a traditional real estate transaction is the timeline. A conventional sale may close within 30 to 60 days after an offer is accepted, depending on financing and other contingencies. A short sale can take considerably longer because the lender must review and approve the proposed transaction. A short sale timeline may look like: Stage Estimated Timeframe Initial lender contact and application 1 - 3 weeks Gathering and submitting documentation 1 - 4 weeks Property valuation and lender review 2 - 8 weeks Finding a buyer Varies by market Lender review of purchase offer 30 - 90+ days Final approval and closing 2 - 6 weeks Of course, this is just a general estimate of a short sale timeline. The main takeaway should be that a short sale typically takes longer than a conventional sale to complete because it adds another layer of lender approval to the process. If a short sale property has multiple mortgages, then it can cause additional delays. Benefits and Drawbacks of a Short Sale for Homeowners A short sale can offer a financially distressed homeowner an alternative to foreclosure, but it is not necessarily the right solution for everyone. Benefits for sellers include: Potentially Avoid Foreclosure: Completing a short sale before foreclosure can help homeowners avoid having the property taken through a court-supervised foreclosure process. More Control Over the Transaction: Homeowners participate in selecting a real estate agent, marketing the property, reviewing offers, and negotiating the sale. Potential Deficiency Forgiveness: The lender may agree to waive the remaining mortgage debt, reducing the homeowner’s financial burden. An Opportunity for a Fresh Start: Selling the property can allow homeowners to move forward without continuing to manage an unaffordable mortgage. Potentially Less Disruption: A negotiated sale may provide more flexibility to coordinate moving arrangements than waiting for foreclosure proceedings to conclude. However, there are drawbacks to a short sale for sellers. This may include: No Guarantee of Approval: A lender can reject an offer or refuse to approve a short sale. Extended Timelines: The process can take months, creating uncertainty for homeowners who need to relocate. Potential Remaining Debt: The homeowner could still be responsible for a deficiency balance if the lender does not waive it. Credit Consequences: A short sale can negatively affect credit, particularly when mortgage payments are missed. The precise impact depends on how the account is reported and the homeowner’s credit history. Potential Tax Liability: Forgiven debt creates taxable income. Loss of the Property: A short sale still requires the homeowner to sell their house and move. Benefits and Drawbacks of Buying a Short-Sale Property Short sales can also create opportunities for Florida homebuyers and real estate investors. Benefits of a short sale for buyers may include: Potentially Competitive Pricing: Some short sale properties are listed below comparable homes because the seller needs lender approval to resolve an underwater mortgage. Less Competition in Certain Situations: Buyers who are willing to wait through a lender’s approval process may encounter opportunities that other buyers overlook. Access to Established Neighborhoods: Short sales can provide opportunities to purchase homes in desirable areas where conventional listings may be limited. Potential Investment Opportunities: Investors may find properties with room for improvement or long-term appreciation, provided the purchase price and repair costs make financial sense. However, short sales do come with potential downsides for buyers. This can include: Longer Closing Periods: Buyers may wait weeks or months for lender approval, without knowing whether the offer will ultimately be accepted. Limited Negotiating Flexibility: The seller may be willing to accept an offer, but the lender has the final say over the amount it will accept. Property Condition Concerns: Financially distressed homeowners may have deferred maintenance or repairs. Buyers should arrange appropriate inspections and evaluate the property’s condition carefully. Uncertain Closing Costs: Lenders may reject requests for certain seller-paid expenses or concessions. Financing Complications: Mortgage approval, appraisal requirements, and interest rate changes can become challenging when a transaction takes longer than expected. No Guarantee of a Bargain: A short sale property is not automatically a good deal. Buyers must compare the purchase price, repair expenses, insurance costs, and potential resale value against other available homes. For buyers, working with a real estate professional who understands short sale transactions can make a significant difference. At Eaton Realty, we encourage buyers to evaluate the entire financial picture rather than focusing solely on the asking price. When Does a Short Sale Make Financial Sense? A short sale may make financial sense when a Florida homeowner owes more on their mortgage than their home is worth, cannot afford to cover the difference, and needs to sell the property. However, being underwater on a mortgage does not automatically mean a short sale is the best financial decision. Before pursuing a short sale, homeowners should compare the amount they owe against their property's estimated market value, selling expenses, and their ability to continue making mortgage payments. Calculate How Much You Would Lose in a Traditional Sale The first step is determining whether selling your home at its current market value would generate enough money to pay off your mortgage and cover closing costs. For example, consider a Florida homeowner with the following financial situation: Financial Consideration Amount Outstanding mortgage balance $350,000 Estimated home sale price $300,000 Estimated selling expenses (6%) $18,000 Net proceeds before mortgage payoff $282,000 Estimated shortfall $68,000 This is a hypothetical example. Actual selling expenses, mortgage payoff amounts, and other obligations will vary. In this scenario, the homeowner would need approximately $68,000 to complete a traditional sale and satisfy the mortgage. If the homeowner has enough savings to cover the difference, a traditional sale might still be possible. However, using a substantial portion of their savings could create additional financial difficulties, particularly if they are already struggling to afford their mortgage. A short sale could allow the homeowner to sell without bringing the entire $68,000 to closing, provided the lender approves the transaction. However, the lender may require a financial contribution or retain the right to collect some of the unpaid debt. Homeowners should not assume the entire shortfall will be forgiven. Compare a Short Sale Against Other Available Options A short sale is only one potential solution for homeowners experiencing financial difficulties. Depending on their circumstances, other options may be more appropriate. Option When It Makes Sense Traditional Sale You can afford to pay the difference between your mortgage payoff and the net sale proceeds. Loan Modification You want to remain in your home, but need more affordable mortgage terms. Mortgage Forbearance Your financial hardship is temporary, and you expect your income to recover. Short Sale You need to sell, cannot cover the mortgage shortfall, and your lender is willing to approve the transaction. Deed in Lieu of Foreclosure You cannot maintain the mortgage and want to explore transferring the property directly to the lender rather than selling it to a buyer. Renting the Property You don't need to sell immediately and can generate enough rental income to cover your expenses while waiting for property appreciation and mortgage payments to reduce the shortfall. Homeowners should also consider how each option could affect their credit, future homebuying opportunities, potential tax obligations, and remaining debt. Consider Your Long-Term Financial Situation A short sale may be worth exploring if your mortgage payments are no longer affordable, you do not expect your financial situation to improve soon, and continuing to own the property would create additional financial hardship. Conversely, if your financial difficulties are temporary and you want to remain in your home, negotiating a mortgage modification or forbearance arrangement may be more appropriate. Before making a decision, contact your mortgage servicer to learn which alternatives are available. You may also want to consult a HUD-approved housing counselor, real estate attorney, or qualified financial professional. Ultimately, the right decision depends on more than how much your home is worth. It depends on your ability to maintain the mortgage, your available financial resources, and whether the proposed transaction will resolve your remaining obligations. Florida-Specific Short Sale Complications to Consider Although the basic short sale process is similar throughout the country, Florida has several legal and property-related considerations that can complicate these transactions. Homeowners considering a short sale in Tampa Bay should pay particular attention to the following issues. Outstanding HOA and Condominium Assessments Many Florida homes (especially in Tampa Bay) are located in communities governed by homeowners associations or condominium associations. If a homeowner falls behind on association payments, unpaid assessments, late fees, interest, and other authorized charges can create additional obstacles during a short sale. An association may have a lien against the property that must be addressed before the transaction can close. For example, suppose a homeowner owes $5,000 in delinquent HOA assessments in addition to their outstanding mortgage balance. Even if the primary mortgage lender approves a short sale, the parties must determine how the association's outstanding charges will be resolved. Depending on the circumstances, the lender may approve certain association-related expenses as part of the transaction, the association may negotiate a settlement, or additional funds may be required. Florida associations use estoppel certificates to disclose amounts owed and certain other information relevant to a property transfer. Reviewing this information early can help identify financial obligations that might otherwise delay closing. Multiple Mortgages and Other Property Liens A short sale becomes more complicated when a property has multiple mortgages, a home equity line of credit, or other recorded liens. For example, a homeowner might owe $300,000 on their first mortgage and another $40,000 on a home equity loan. If the property sells for $280,000, there may not be sufficient proceeds to satisfy either obligation in full. The primary lender might approve the proposed short sale, but the second mortgage holder may also need to agree to release its lien for the transaction to proceed. Other obligations, including certain tax liens, judgments, or municipal liens, can also create complications. Before listing a property for a short sale, homeowners should work with their real estate agent and title professionals to identify potential title issues and determine which parties must approve the transaction. Pending Foreclosure Proceedings Florida is a judicial foreclosure state, meaning mortgage foreclosures generally proceed through the court system. Homeowners facing foreclosure may still be able to pursue a short sale, but timing becomes especially important when a foreclosure lawsuit has already been filed, or an auction has been scheduled. Importantly, submitting a short sale application does not automatically stop a foreclosure proceeding or cancel a scheduled foreclosure sale. If a foreclosure is pending, homeowners should communicate with their mortgage servicer and consult a Florida foreclosure attorney to determine whether the sale can be postponed while the short sale is being reviewed. Remaining Mortgage Debt After Closing Florida homeowners should also consider whether a short sale will eliminate their remaining mortgage debt. A lender's agreement to release its lien so that the property can be sold does not necessarily mean the lender has agreed to forgive the borrower's remaining financial obligation. Florida Statute 702.06 addresses mortgage deficiency claims and includes a fair-market-value limitation for owner-occupied residential properties. However, the application of Florida's deficiency rules depends on the circumstances of the transaction. Homeowners should seek written confirmation of any deficiency waiver and have the lender's approval terms reviewed by a qualified Florida real estate attorney before closing. Florida courts have held that the one-year deadline lenders face for pursuing a deficiency after a residential foreclosure does not apply to short sales. Instead, lenders may have up to five years to pursue the remaining balance. A clear written deficiency waiver is the best protection against a collection claim years after closing. Property Insurance and Condition Florida's property insurance costs can also affect short sale negotiations, particularly when a home has an aging roof, storm damage, or other conditions that make insurance coverage difficult or expensive to obtain. A buyer might agree to purchase a property at a certain price, only to discover that the cost of obtaining homeowners insurance is substantially higher than anticipated. Similarly, an inspection might reveal repairs that complicate the buyer's financing or reduce the amount they are willing to pay. These issues can be especially challenging in a short sale because the homeowner may not have the financial resources to complete repairs, and the lender may be unwilling to accept a lower purchase price. Addressing property condition, insurance availability, and potential repair expenses early in the process can help buyers and sellers avoid surprises during lender negotiations. Florida Short Sale Lender Approval Checklist Receiving a short sale approval letter is an important milestone, but homeowners should carefully review the lender's conditions before proceeding to closing. The approval letter establishes the terms under which the lender is willing to accept less than the outstanding mortgage balance. These terms can affect how much money the seller must contribute, which expenses can be paid from the sale proceeds, and whether the homeowner remains responsible for any unpaid mortgage debt. Before closing, review the following items with your real estate agent, closing professional, and, when appropriate, a Florida real estate attorney. What To Review Why It Matters Approved Sale Price Confirm that the lender has approved the actual purchase price in the contract. Required Net Proceeds Determine the minimum amount the lender must receive after approved transaction expenses. Deficiency Waiver Verify whether the lender is explicitly forgiving the unpaid mortgage balance or retaining collection rights. Seller Contributions Check whether you must contribute cash at closing or agree to additional repayment obligations. Closing Deadline Identify the deadline for completing the transaction and whether an extension is possible. Approved Closing Costs Confirm which expenses, including commissions, title fees, and other selling costs, the lender permits. Junior Liens Verify that any additional mortgage holders or lienholders have provided the necessary approvals. Buyer and Property Requirements Review any restrictions concerning the buyer, property condition, or transaction terms. Relocation Assistance Determine whether the seller qualifies for assistance with moving expenses and what conditions apply. Additional Conditions Review any other requirements that must be satisfied before the lender will release its lien. Of all the conditions in a short sale approval letter, the treatment of the remaining mortgage debt is one of the most important. Consider a homeowner who owes $350,000 on their mortgage but receives approval to sell the property for $300,000. The lender may agree to release its mortgage lien upon receiving the approved proceeds. However, that agreement alone does not necessarily eliminate the homeowner's responsibility for the remaining debt. The Consumer Financial Protection Bureau recommends that borrowers request a deficiency waiver and obtain that agreement in writing. Homeowners should not assume that language approving a reduced payoff automatically provides a complete release from personal liability. Explore Your Florida Real Estate Options with Eaton Realty A short sale can be a valuable alternative for Florida owners who owe more on their mortgage than their property is worth. It may help sellers avoid foreclosure, negotiate a resolution with their lender, and move forward from an unaffordable housing situation. For buyers, short sale properties can present opportunities to purchase homes in desirable Florida communities, but the additional approval requirements and longer timelines demand careful planning. Eaton Realty helps Florida sellers and buyers navigate the local real estate market with practical advice based on our experience in the Hillsborough County real estate market. Whether you are considering selling a financially distressed property, exploring short sale opportunities, or evaluating alternatives to foreclosure, we can help you explore your options. Fill out our online contact form or give us a call at 813-672-8022 to talk to a team member about your West Central Florida home sale or purchase. Frequently Asked Questions About Florida Short Sales Can a Buyer Back Out of a Florida Short Sale? Possibly. If the purchase agreement and applicable contingencies allow the buyer to back out of the sale, then they might be able to do so. Buyers should work with their Tampa real estate agent and (when appropriate) an attorney to understand their rights if lender approval takes too long, the property condition changes, or financing becomes unavailable. Can a Florida Homeowner Still Owe Money After a Short Sale? Yes, it’s possible. In every short sale, the sale proceeds fall short of the mortgage balance. That gap is called the deficiency. Whether you remain responsible for it depends on the terms of your lender’s approval. Many lenders agree to waive the deficiency, while others may require a cash contribution, a promissory note, or keep the right to collect. For owner-occupied homes, Florida law also limits how much a lender can recover. Always get any waiver in writing before closing. Are There Tax Implications for a Short Sale? Yes, and tax implications changed in 2026. When a lender forgives part of your mortgage debt in a short sale, the IRS generally treats the forgiven amount as taxable income, known as cancellation of debt income. The lender typically reports it on Form 1099-C. For example, if your lender waives a $50,000 deficiency, you may need to report that $50,000 as income on your federal return, even though you never received any cash. For many years, homeowners were protected by a federal exclusion for forgiven debt on a primary residence, the Qualified Principal Residence Indebtedness (QPRI) exclusion. That exclusion expired on January 1, 2026. It may still apply if your debt forgiveness was agreed to in writing before that date, even if the sale closes later. Congress has considered bills to make the exclusion permanent, but unless one becomes law, most short sales closing in 2026 or later won’t qualify. Other exclusions may still reduce or eliminate the tax, including: Insolvency: If your total debts exceeded the value of your total assets immediately before the debt was forgiven, you may be able to exclude some or all of the canceled amount. Bankruptcy: Debt discharged in a Title 11 bankruptcy case is generally not taxable. Florida does not have a state personal income tax, so the main concern for Florida homeowners is federal tax. Because the amount at stake can be significant, talk to a qualified tax professional before you accept a short sale approval. Ideally, do this before you sign the agreement, so you can factor the potential tax bill into your decision. Note: The information provided here is general information, not legal or tax advice. Resources: https://www.consumerfinance.gov/ask-cfpb/what-is-a-short-sale-en-290/ https://www.consumerfinance.gov/ask-cfpb/how-does-foreclosure-work-en-287/ https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html https://www.nolo.com/legal-encyclopedia/chart-judicial-v-nonjudicial-foreclosures.html https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0702/Sections/0702.06.html https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0095/Sections/0095.11.html https://www.nolo.com/legal-updates/mortgage-forgiveness-tax-break-extended-through-2025.html