Property tax lien on your Buffalo NY home? NCB buys with active liens — all cleared at closing.
PROPERTY TAX
LIEN
BUFFALO NY
Erie County property tax liens grow at 12–18% annually and trigger a public in rem foreclosure process that moves faster than most homeowners expect. NCB buys homes with active tax liens across Western New York — all back taxes cleared at closing through Erie County title.
When property taxes go unpaid in Erie County, the lien process is automatic and accelerating. Interest and penalties compound monthly. The Erie County Commissioner of Finance — located at 95 Franklin St, Buffalo NY 14202, (716) 858-8333 — manages the collection process and in rem foreclosure proceedings.
Unpaid property taxes immediately become a lien on the property. Erie County charges 12% annually (1% per month) on unpaid town and county taxes, plus penalties for late payment. The lien is senior to virtually all other encumbrances including your mortgage.
School tax delinquencies follow the same path. Multiple years of unpaid taxes stack — each year’s lien accrues separately. By year two the total owed has often grown 30–50% above the original tax bill due to compounding interest, penalties, and collection fees.
After approximately 3 years of delinquency, Erie County initiates an in rem tax foreclosure proceeding. This is a judicial process where the County petitions to take title to the property. Notice is published and mailed. Owners have a limited window to redeem by paying all taxes, interest, penalties, and fees in full.
If the redemption deadline passes without full payment, Erie County takes title to the property. The owner loses all equity. The property is sold at public auction or conveyed to a land bank. Unlike mortgage foreclosure, there is no right of redemption after the deadline. Selling before this point is the only way to protect your equity.
⚠ Tax liens are senior to your mortgage: A property tax lien in Erie County takes priority over your mortgage lender. This means your lender has a strong interest in the taxes being paid — they may advance funds to pay them and add it to your loan balance, or they may accelerate your mortgage. Either way, the clock is running.
Erie County property taxes rank among the highest in New York State. For older homes in Buffalo, Cheektowaga, Lackawanna, and surrounding suburbs, annual tax bills of $4,000–$8,000 are common. When income disruption hits, taxes are often the first payment to slip. What starts as one missed year compounds quickly.
A single year of unpaid Erie County property taxes at $5,000 grows to roughly $5,600 after year one at 12% interest. Add year two taxes and penalties and the total approaches $12,000 before in rem proceedings begin. By redemption deadline the number many homeowners face is simply unachievable.
The Erie County Commissioner of Finance at 95 Franklin St, Buffalo NY 14202 manages all property tax collection and in rem foreclosure proceedings. All tax lien redemption payments must go through this office. NCB confirms exact payoff amounts directly before closing to ensure every lien is cleared through title.
When NCB purchases your property, all outstanding tax liens — Erie County, school district, city of Buffalo, town taxes — are paid in full at closing through the Erie County title company. You receive any remaining equity after all taxes and costs are satisfied. One transaction. Clean title. Done.
| Factor | Cash Sale to NCB | In Rem Tax Foreclosure |
|---|---|---|
| Timeline | 7–14 days | Months to years — then title lost |
| Tax Lien Resolution | All liens paid at closing through title | Must redeem in full or lose property |
| Equity Recovery | Any equity above liens goes to you | County takes title — owner receives nothing |
| Credit Impact | Tax lien satisfied — credit improves | Tax foreclosure on record — severe credit damage |
| Out-of-Pocket Cost | $0 upfront — no repairs, no listing fees | Must pay all taxes, interest, penalties in lump sum |
| Repairs Required | None — NCB buys as-is | N/A — property taken by County |
| Result | Cash in hand, clean slate | Loss of property and all equity |
Call (716) 557-7005 or fill out our form. Tell us about the property and what you know about the back taxes. 5 minutes. No obligation.
We assess the property and confirm the exact tax lien payoff with the Erie County Commissioner of Finance. Written cash offer within 24 hours, with all lien amounts accounted for transparently.
We close at a licensed Erie County title company. All back taxes, penalties, and interest are paid at closing. Any remaining equity is yours by wire or certified check. As fast as 7 days.
Can I sell my Buffalo NY home if there’s a property tax lien on it?
Yes — a property tax lien does not prevent a sale. The lien must be satisfied at closing, which happens automatically through the Erie County title company. NCB purchases homes with active property tax liens throughout Erie County and Niagara County. All back taxes, interest, and penalties are paid from the sale proceeds at closing. You do not need to pay the lien out of pocket before selling.
How long before Erie County starts in rem tax foreclosure?
Erie County typically initiates in rem tax foreclosure proceedings after approximately 3 years of delinquency. However, the exact timeline depends on the municipality — City of Buffalo, Town of Cheektowaga, Town of Amherst, and other Erie County municipalities each have their own collection schedules. Contact the Erie County Commissioner of Finance at (716) 858-8333 to confirm exactly where your property stands in the process.
What happens to my equity if NCB buys my home with a tax lien?
NCB’s cash offer accounts for all known liens. At closing, all Erie County property tax liens are paid first through title, then any remaining proceeds above the purchase price adjustments are yours. If your home has significant equity above the lien amounts, you receive that difference. NCB is transparent about every number before you sign anything.
Does NCB buy homes with both tax liens and mortgage arrears?
Yes — combination situations are common. NCB regularly purchases Erie County homes where owners are behind on both property taxes and mortgage payments. All encumbrances — tax liens, mortgage payoff, IRS liens, judgment liens — are resolved simultaneously at closing through title. See our multiple liens guide for how stacked liens are handled.
Can I still sell if Erie County has already started in rem proceedings?
Yes — as long as the redemption deadline has not passed and title has not yet transferred to the County. Once in rem proceedings begin you have a limited redemption window. NCB can close in as few as 7 days, which is often fast enough to sell before the deadline. Call (716) 557-7005 immediately if proceedings have already started — time is the critical factor.
Does NCB buy homes with tax liens anywhere in Western New York?
Yes — throughout Erie County and Niagara County. Buffalo, Cheektowaga, Tonawanda, Amherst, West Seneca, Lackawanna, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, Clarence, North Tonawanda, Niagara Falls, Lockport, and all surrounding communities. Tax lien status does not disqualify any property.
NCB purchases homes with property tax liens throughout Erie County and Niagara County. No repairs required. Cash. Close in 7 days.
Buffalo · Cheektowaga · Tonawanda · Amherst · West Seneca · Lackawanna · Hamburg · Orchard Park · Lancaster · Depew · Kenmore · Williamsville · East Amherst · Grand Island · East Aurora · Clarence · Akron · Colden · Niagara Falls · Lockport · North Tonawanda · Lewiston · Newfane · Pendleton · Youngstown · Wheatfield
Nickel City Buyers — Buying Homes With Tax Liens Across WNY Since 2013
Nickel City Buyers, LLC purchases homes with property tax liens, back taxes, and delinquent assessments throughout Erie County and Niagara County, New York. Address: 3842 Harlem Rd STE 400-339, Cheektowaga, NY 14215. Phone: (716) 557-7005. Website: nickelcitybuyers.com.
Serving Buffalo, Cheektowaga, Tonawanda, Amherst, Lackawanna, West Seneca, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, Clarence, Akron, Colden, Niagara Falls, Lockport, North Tonawanda, Newfane, and Pendleton. No repairs required. Cash. Close in 7 days. See our as-is buying page →
BACK TAXES.
WE BUY ANYWAY.
No redemption payment required. No repairs. No listing. All Erie County tax liens cleared at closing. Cash offer in 24 hours. Close in 7 days anywhere in Western New York.