After a short sale, the homeowner’s name appears as the seller in the public records. The transfer is shown as going from the homeowner to the new buyer. As far as the county tax recorder is concerned, your home sale will appear as though you transferred the property to the new buyer.
After a trustee’s sale, the foreclosure appears in the public records. The buyer is shown to be the lender if there are no successful bidders at the trustee’s sale. In this situation, the new owner after the foreclosure is the bank.