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Nickel City Buyers › Financial Distress Resource Center › Behind on Property Taxes Erie County NY

Homeowner sitting at kitchen table reviewing overdue Erie County property tax bills

💸 Erie County NY — Property Tax Help

Behind on Property Taxesin Erie County NY?

“You know — I’ve been in your shoes. Life happens. The bills keep coming. And bad things happen when you’re trying to do good things.”

I own properties across Western New York and I pay property taxes too. I know what it feels like when the bills pile up and the balance starts growing faster than you can catch up. This page is here to tell you where you stand, what Erie County actually does at each stage, and what your real options are — including selling, if that’s what makes sense for you.

If selling is something you’ve been turning over in your head — even just quietly — we can make you a cash offer with no obligation and no pressure.

Get My Cash Offer 📞 (716) 557-7005

✅ Direct Answer

Are You Behind on Property Taxes in Erie County NY? Here’s What That Actually Means.

Being behind on Erie County property taxes means penalty interest is accruing on your balance right now — 12 to 18 percent annually. After 2 to 3 years of delinquency, Erie County can initiate in rem tax foreclosure proceedings, which puts a hard deadline on your ability to keep the property. You are not alone in this. Erie County has thousands of properties with delinquent balances at any given time. The question isn’t whether this is fixable — it’s how far along the process is and what your best move is from here. See your options →

12–18% Annual penalty interest Erie County

2–3 yrs Typical time to in rem proceedings

$0 Out of pocket — taxes paid at closing

24 hrs NCB cash offer turnaround

Let’s Be Real About This

How Did You Get Here — And Why It’s More Common Than You Think

Nobody plans to fall behind on their taxes. You were probably doing fine and then something shifted — a job loss, a medical bill, a divorce, a death in the family, a season where everything hit at once. The property tax bill came in and you made a choice: pay the electric, pay the mortgage, keep the lights on, and figure out the taxes later.

Later turned into next year. And now the balance is bigger than it was, and the letter from Erie County is sitting on your kitchen table and you’re not sure what it means or what to do about it.

That’s exactly where a lot of the homeowners who call us are. Some of them caught it early — one year in, penalties just starting. Some of them called us with two weeks left before a tax auction. We’ve worked with both. The earlier you engage, the more options you have. But even if you’re far into the process, there’s almost always something we can do.

⚠ If You’re in the City of Buffalo — You Have Two Bills, Not One

One thing that catches a lot of Buffalo homeowners off guard: the City of Buffalo has its own property tax system that runs completely separately from Erie County. Your city tax bill and your county tax bill are two different agencies, two different balances, two different enforcement processes. Paying one doesn’t touch the other. If you’ve been paying your city taxes and letting the county balance grow — the county can still come after your property. See the full breakdown of county taxes, city taxes, and user fees →

Know Where You Stand

Where Are You in the Erie County Tax Process?

The right move depends entirely on how far along things are. Here’s how to read your situation:

Stage 1 — Early

1–2 Years Behind

Penalties accruing but no formal in rem proceedings yet. This is the best time to act. Call Erie County Commissioner of Finance at (716) 858-8400 to get your full balance. You still have the most options here — payment plan, sale, or payoff.

Stage 2 — Serious

In Rem Filed

Erie County has filed in rem proceedings in Erie County Supreme Court. A redemption deadline is now set. This is serious but not over — NCB can close before the deadline. Call us immediately at (716) 557-7005.

Stage 3 — Critical

Auction Date Set

The redemption deadline has passed or is imminent and a tax auction date is on the calendar. Call NCB right now at (716) 557-7005. We have closed in 48 hours for homeowners in this exact situation. Do not wait another day.

If selling is something you’re starting to think about — even just turning it over — here’s what working with us actually looks like.

Got a Notice From Erie County? Let’s Talk.

Whether you’re one year behind or staring at an in rem notice, we’ve seen it and we can move fast. All back taxes paid at closing from the sale proceeds — nothing out of your pocket before closing day. Cash offer within 24 hours of walking the property.

Get My Cash Offer → (716) 557-7005

What You Can Actually Do

Your Real Options When You’re Behind on Erie County Taxes

There’s no one right answer here. It depends on how far behind you are, what the property is worth, and what you actually want to happen. Here are the three paths most people in this situation have in front of them.

Pay the Balance

If you can pay the full delinquent balance — taxes, penalties, and interest — the process stops. Call the Erie County Commissioner of Finance at (716) 858-8400 to get your exact total. If the balance is manageable and you want to keep the property, this is the cleanest path. Ask about payment plans if a lump sum isn’t possible.

Refinance or Borrow Against the Property

If you have equity in the property, a hard money loan or refinance can sometimes be used to pay the tax balance and buy time. This path depends on your equity position, your credit situation, and how far into the process you are. It’s worth exploring if keeping the property is the goal. A local attorney or mortgage professional can help you evaluate it.

Sell to NCB Before the Deadline

If the balance has grown beyond what you can realistically repay, or if keeping the property no longer makes financial sense, selling before the Erie County tax auction preserves your equity. NCB buys as-is, pays all taxes at closing from the proceeds, and closes in 7–14 days. Nothing out of your pocket before closing. Get a cash offer →

Whatever you decide — decide before the county decides for you. The auction is the outcome where you have the least control and walk away with the least equity. Every other option is better than that.

All Erie County Taxes Paid at Closing.
Nothing Out of Pocket Before Then.

NCB has bought homes from Erie County homeowners at every stage of the tax delinquency process since 2013. One year behind. Active in rem. Two weeks from auction. We’ve handled all of it. A+ BBB · 33 five-star Google reviews · 300+ WNY homes purchased.

Get My Free Cash Offer → (716) 557-7005

Questions We Hear All the Time

Behind on Property Taxes Erie County NY — FAQ

What happens if I don’t pay my Erie County property taxes?

Erie County begins charging penalty interest of 12–18% annually on your unpaid balance the moment it goes past due. After 2–3 years of sustained delinquency, Erie County files in rem tax foreclosure proceedings through Erie County Supreme Court — an action against the property itself, not you personally. Once filed, a strict redemption deadline is set. Miss the deadline and the county sells the property at public auction. Whatever remains after taxes, penalties, and costs are satisfied goes through a surplus claims process — most former owners see little to nothing. Full Erie County delinquent tax process guide →

How much does Erie County charge in penalties on delinquent taxes?

Erie County charges penalty interest of approximately 1–2% per month on unpaid property tax balances — that’s 12–18% annually. It compounds on top of the original balance. A $5,000 tax bill that goes unpaid for two years can easily grow to $8,000–$10,000 in penalties alone before any foreclosure proceedings even begin. The longer you wait, the more the math works against you.

Can I set up a payment plan for Erie County back taxes?

Yes — Erie County does offer payment plans in some circumstances. Contact the Erie County Commissioner of Finance at (716) 858-8400 to find out if you qualify and what the terms look like. Payment plans typically require staying current on future taxes while making payments on the delinquent balance. If you’re already in in rem proceedings, the window for a payment plan may have closed — call the county immediately to find out where things stand.

Can I sell my house if I’m behind on property taxes in Erie County?

Yes — and for a lot of people in this situation, selling is the move that makes the most financial sense. NCB buys Erie County properties at any stage of tax delinquency. All back taxes, penalties, and interest are paid at closing from the sale proceeds through a licensed Erie County title company. You receive whatever equity remains after the tax balance is cleared. Nothing out of your pocket before closing day. How NCB handles delinquent taxes at closing →

I’ve been paying my city taxes but ignoring the county bill. Am I ok?

No — and this is one of the most common situations we see. The City of Buffalo and Erie County are two completely separate billing and enforcement systems. Paying your city taxes has zero effect on your county balance. For years, Erie County was less aggressive about enforcing county tax liens on Buffalo properties — some homeowners took advantage of that for years. That window has closed. Erie County is actively pursuing unpaid county balances on Buffalo properties regardless of city tax status. If you’ve been doing this, check your county balance now at erie.gov/ecrpts or call (716) 858-8400.

How do I find out exactly how much I owe in Erie County property taxes?

You can look up your full Erie County tax balance at erie.gov/ecrpts under Real Property Parcel Search — it shows your tax payment history going back to 2003. You can also call the Erie County Commissioner of Finance directly at (716) 858-8400 and request a full delinquency statement showing all taxes, penalties, and interest owed. If you’re considering selling and want NCB to pull this as part of our assessment process, just call us at (716) 557-7005 — we do it as part of every offer walkthrough.

Will NCB buy my house even if Erie County has already filed in rem proceedings?

Yes — provided we can close before the redemption deadline expires. We have closed in 48 hours for homeowners who called us days before their deadline. The moment you contact us, we start moving — we pull your full county balance, walk the property, and get a written offer to you within 24 hours of the walkthrough. If you have received in rem paperwork from Erie County Supreme Court, call us immediately at (716) 557-7005. Do not wait.

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Nickel City Buyers — Buying Homes From Erie County Homeowners Behind on Property Taxes Since 2013

Nickel City Buyers, LLC buys homes from Erie County homeowners at any stage of property tax delinquency. All back taxes, penalties, and interest paid at closing from sale proceeds through a licensed Erie County title company. 3842 Harlem Rd STE 400-339, Cheektowaga, NY 14215 · (716) 557-7005 · nickelcitybuyers.com · A+ BBB · 5.0 Google · 33 reviews · 300+ WNY homes since 2013. Erie County Commissioner of Finance: (716) 858-8400. Erie County Real Property Tax Services: 95 Franklin St, Buffalo NY 14202. Serving Buffalo, Cheektowaga, Amherst, Tonawanda, West Seneca, Lackawanna, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, Clarence, Grand Island, Akron, Colden, and all of Erie County. Erie County delinquent tax guide › · Back taxes situation page › · Get a cash offer ›

Behind on Taxes.
Let’s Fix That.

Cash offer in 24 hours. All Erie County taxes paid at closing. Nothing out of pocket before then. A+ BBB since 2013 — 300+ WNY homes purchased.