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Seven to fourteen days when there is a real deadline, and closer to thirty on a normal timeline. What actually drives it is the title work — an open estate, a county tax lien, a missing satisfaction of mortgage, or an estate tax lien release can add days. Tell us the deadline on the first call and we will say honestly whether we can beat it.

Yes. There is no power of sale here. Your lender has to sue you in Supreme Court, serve you, and obtain a judgment of foreclosure and sale before anything can be auctioned. That is why New York timelines run longer than almost anywhere else in the country.

Before the case can even be filed on a home loan, the servicer must send a 90-day pre-foreclosure notice that includes a list of at least five housing counseling agencies serving your county. If you live in the property, the court must also hold a mandatory settlement conference within 60 days of the filing of proof of service.

Yes, right up until the property is actually sold. Your equity of redemption survives until the sale happens, which means a cash closing that lands before the auction date works. What does not work is waiting — call with the sale date in hand and we will tell you straight away whether there is enough runway.

No. New York has no statutory redemption period after a foreclosure sale. You can stop the sale at any time up until your home is sold — that is the right of redemption, and it ends when the property is sold. If you have seen a “redemption period” mentioned for New York online, it is almost always describing tax foreclosure, which is a separate process with its own clock. Do not plan around it.

Possibly. The officer who conducts the sale has to pay any surplus into court within five days, and anyone with an interest in the property — including you as the former owner — can file a written notice of claim before the report of sale is confirmed. Junior lienholders are paid first, and whatever remains goes to you. The catch is that most people never file, and the money sits there. If you are anywhere near this situation, speak to a New York attorney about a surplus money claim.

Outside New York City, your county or city enforces under Article 11 of the Real Property Tax Law. There is a redemption period — two years from the lien date by default, and your tax district can extend it to three or four years for residential property by local law, so check your own county. After that the enforcing officer files an in rem foreclosure petition, publishes notice fixing a last day to redeem at least six months out, and mails notice to you by both certified and ordinary first-class mail.

Miss that final date and you are barred and foreclosed of all right, title and interest, with only a one-month window to reopen a default. One thing that changed for the better after the U.S. Supreme Court’s Tyler v. Hennepin decision (2023): if the property later sells for more than what you owed, New York’s updated rules require the surplus to be accounted for, and a former owner can pursue a claim to it. The deadlines are specific — confirm how they apply to your property with an attorney early.

Yes. The remaining balance on your loan is paid off from the sale proceeds at closing, and the title company orders the payoff figure from your lender rather than asking you to produce it yourself. What you receive is what is left after that payoff, New York’s transfer tax, and anything else owed against the property. If the payoff looks likely to be larger than our offer, we will tell you early rather than at the closing table.

Usually, yes. New York real property vests in the heirs at death rather than in the estate, and an executor or administrator generally has statutory power to sell without a separate court order. Two things to check: whether the will specifically devised the house to a named person, which removes that power, and whether Surrogate’s Court issued restricted letters requiring further approval before a sale.

One myth worth killing: New York’s small estate, or voluntary administration, route covers personal property of $50,000 or less and expressly does not apply to real property in this state. A house never passes that way, no matter what it is worth.

It can, and it applies regardless of what the property is worth. When an owner has died, New York requires a release of lien on Form ET-117 before the real property can be transferred. The main exception is where the decedent and a surviving spouse held it as the only joint tenants. Processing typically runs about three to four weeks plus mailing time.

This is the single most common reason an estate closing slips in New York. Tell us early and we build the wait into the schedule rather than discovering it a week out. For 2026 the New York estate tax basic exclusion is $7,350,000, so most families owe no tax at all — but the release is still required.

Yes — we buy two- and three-family properties with tenants in place, and no showings are required. A sale generally does not end a tenancy — in most cases the buyer takes the property subject to the existing leases, and tenants have protections under federal and state law.

The part that trips up selling landlords is the money. Security deposits have to be turned over to the buyer at delivery of the deed or within five days after, and each tenant has to be notified by registered or certified mail of the transfer and the new owner’s name and address. Failing to do it is a misdemeanor under New York law. We handle it properly at closing so it does not follow you.

On many of these deals, yes — and it is written into New York law. Where a home is in foreclosure or the owner is two or more months behind, the Home Equity Theft Prevention Act gives the seller the right to cancel the contract until midnight of the fourteenth business day after signing, and the buyer may not record any conveyance before that window closes. We follow it to the letter. You will never be rushed into signing, and you will never be asked to hand over a deed on a first visit.

No commission and no fees from us. The New York items to plan for: the state real estate transfer tax is $2 per $500 of price and is customarily paid by the seller, and the 1% mansion tax on residential sales of $1,000,000 or more is paid by the buyer, not by you. Inside New York City there is an additional city transfer tax. Your closing attorney will show the exact figures on the settlement statement.