Can I Sell My
House During
Foreclosure in NY?
Sell House During Foreclosure Buffalo NY — Can I Sell My Home in Foreclosure New York State
Yes — you can sell your house at any point during the New York State foreclosure process, right up until the moment the Sheriff’s gavel falls at auction. The question isn’t whether you can sell. The question is how much time you have left — and whether a cash buyer can close before your window closes.
Sell at any stage of foreclosure in New York — even after a judgment is entered, even after a Sheriff Sale date is set. You own the property until the auction is complete. That means you have the legal right to sell until that moment.
Wait too long. Once a Sheriff Sale is completed at 92 Franklin St in Buffalo or 175 Hawley St in Lockport, ownership transfers and your right to sell is gone. A traditional listing takes 90–120 days. You may not have that.
Nickel City Buyers, LLC is not a law firm and we are not attorneys. The information on this page is based on our experience purchasing 300+ homes across Buffalo and Western New York since 2013 — it is provided for general educational purposes only and does not constitute legal advice. Every foreclosure situation is unique. Before making any decisions about your home, we strongly encourage you to consult a licensed New York State real estate attorney or contact a free HUD-approved housing counselor. Free legal aid for Erie and Niagara County homeowners is available through Neighborhood Legal Services (nls.org) and Housing Help NY (housinghelpny.org). If you have an urgent situation — a Sheriff Sale date in Erie County at 92 Franklin St or Niagara County at 175 Hawley St — call us at (716) 557-7005 and we will give you an honest assessment of your options immediately.
And When the Window Closes
New York is a judicial foreclosure state — meaning every foreclosure goes through the courts. That process takes time, and time is your asset. Here’s exactly where you are and what it means for your ability to sell.
You’ve missed one or more mortgage payments but no legal action has been filed yet. This is the best time to sell. You have maximum flexibility, full market time if needed, and a cash sale closes in 7–14 days with no impact to credit beyond the mortgage history. Call us at this stage and you likely walk away with equity in your pocket.
Your lender has filed a Lis Pendens — a public notice of foreclosure action — in Erie County or Niagara County. The lawsuit has started but no judgment has been entered. You can absolutely still sell. A cash sale closes before judgment. The Lis Pendens is paid off and discharged at closing from the proceeds. Most sellers in this stage are 60–180 days from judgment — plenty of time for a cash sale.
The court has entered a foreclosure judgment against you. A referee has been appointed to calculate the total amount owed. You can still sell — even post-judgment — as long as the sale closes before the Sheriff Sale auction date. A cash buyer like Nickel City Buyers can close post-judgment in as little as 7–10 days. Call immediately if you’ve received judgment papers.
A Sheriff Sale date has been set at 92 Franklin St in Buffalo (Erie County) or 175 Hawley St in Lockport (Niagara County). You can still sell — but you have days, not weeks. We close in 48 hours on properties with imminent Sheriff Sale dates. If you have a sale date on paper, call (716) 557-7005 right now — this is the most time-sensitive situation we handle.
The Sheriff Sale has been completed and a deed has been issued to the winning bidder or the lender. At this point your right to sell the property is gone. Ownership has transferred. There is a redemption period in some circumstances under New York law — contact an attorney immediately if you believe this applies to your situation.
During Foreclosure in NY
The process of selling during foreclosure in Buffalo and WNY is straightforward — if you move fast and choose the right buyer.
Call your lender and request the total payoff amount — what it costs to pay off the mortgage in full including all fees, interest, and foreclosure costs added to the balance. This is the minimum your sale must clear to stop the foreclosure. A cash buyer will cover this at closing from the sale proceeds.
A traditional MLS listing takes 90–120 days minimum. Most foreclosure timelines in New York don’t allow for that. A cash buyer closes in 7–21 days — or in 48 hours when a Sheriff Sale date is imminent. Nickel City Buyers has purchased 300+ homes in WNY and closes on distressed properties fast, start to finish.
All foreclosure-related costs — lender payoff, attorney fees added to the balance, back taxes owed to Erie or Niagara County, any municipal liens — are paid directly from the sale proceeds at closing. You don’t need to bring cash to close. The title company handles the payoffs and discharges the Lis Pendens simultaneously with the sale.
Complicate a Sale During Foreclosure
Once foreclosure proceedings begin, your lender adds attorney fees, court costs, and collection fees to your mortgage balance. Your payoff amount is higher than your remaining principal. Get an updated payoff statement before any sale — the number you see on your last statement is likely too low.
New York foreclosure timelines vary widely. A case filed today could have a Sheriff Sale date in 6 months or 2 years depending on court backlog and your lender’s pace. Do not assume you have time. Act immediately regardless of what stage you’re in — the window can narrow faster than expected.
If you have a second mortgage, HELOC, back property taxes to Erie or Niagara County, or any municipal liens — all must be paid from the sale proceeds. A cash sale to Nickel City Buyers pays all liens at closing. Confirm your full debt picture before proceeding so there are no surprises.
Many homeowners in foreclosure assume they’re too far gone to have equity. This is often wrong. If Buffalo property values have increased since you bought and you’ve paid principal for years, you may have real equity above your total payoff. A 10-minute call to Nickel City Buyers will tell you exactly what a cash offer looks like. Call (716) 557-7005 today.
Other Option During Foreclosure
When you’re in foreclosure in Buffalo or WNY, the single most important variable is time. Every day of a traditional listing is a day closer to the Sheriff Sale. Every week waiting for a buyer to secure financing is a week you can’t afford to lose.
A cash sale eliminates every variable that can delay a closing — no mortgage approval, no appraisal contingency, no inspection period that kills the deal, no buyer financing falling through two days before close. Cash is certain. Cash is fast. Cash is what foreclosure requires.
“We’ve closed on properties with a Sheriff Sale scheduled the following week. Speed is the only thing that matters when the clock is running.”
Nickel City Buyers has purchased 300+ homes across Erie and Niagara County since 2013. We have closed in as little as 48 hours on properties with imminent auction dates. We pay all foreclosure costs, all back taxes, all liens at closing — from the proceeds. You don’t bring a dollar to close.
Before you call a real estate agent, before you contact a short sale negotiator, before you file for bankruptcy — call us at (716) 557-7005 for a 10-minute honest assessment. We’ll tell you immediately what a cash offer looks like and whether we can close in your timeline.
At Closing
- Full mortgage payoff — including all foreclosure costs added
- Back property taxes — Erie or Niagara County delinquencies
- Municipal liens — OBI violations, code citations
- Lis Pendens discharge — filed simultaneously with sale
- Second mortgage payoff — if applicable
- Closing costs — buyer pays, not you
- No repairs required — buy as-is, any condition
- Close in 7–21 days — or 48 hours if urgent
- Remaining equity — paid to you at closing
Selling During Foreclosure
in New York — FAQ
Can I sell my house after a foreclosure judgment in New York?
Yes — a foreclosure judgment in New York does not end your right to sell the property. You retain ownership and the legal ability to sell until the moment the Sheriff Sale is completed. After judgment is entered, a Sheriff Sale date is scheduled — that is your hard deadline. A cash buyer like Nickel City Buyers can close in as little as 7–10 days post-judgment. Call (716) 557-7005 immediately if a judgment has been entered against you.
How long does the New York State foreclosure process take?
New York is one of the longest foreclosure timelines in the country — averaging 445 days but often stretching 2-3 years due to court backlogs in Erie and Niagara County. This actually works in your favor — it means you likely have more time than you think to pursue a cash sale. However, once a Sheriff Sale date is set, that timeline compresses dramatically. Never assume you have time. Act as soon as foreclosure papers are served.
What happens to the foreclosure if I sell before the Sheriff Sale?
If you sell before the Sheriff Sale date, the foreclosure is stopped. At closing, the title company pays your lender the full payoff amount — including all outstanding principal, interest, attorney fees, and foreclosure costs added to the balance. The lender receives full payment and must discharge the Lis Pendens and dismiss the foreclosure action. The sale satisfies the debt and the foreclosure proceedings terminate. You receive any equity remaining after all payoffs.
Will selling during foreclosure hurt my credit?
Selling your home during foreclosure — even via a cash sale — is significantly better for your credit than allowing the foreclosure to complete. A completed foreclosure drops your score 200-250 points and stays on your report for 7 years. A cash sale records as a standard real estate transaction. The mortgage delinquency that triggered the foreclosure will still appear on your credit history, but the foreclosure judgment itself will not — and you can begin rebuilding immediately after the sale closes.
Can I sell if my Buffalo home is worth less than I owe?
If your home is worth less than the total payoff amount — including all foreclosure costs — a standard cash sale may not be possible without lender approval for a short sale. However, this situation is less common than people expect in the current Buffalo market. Property values in WNY have increased significantly since 2013 and many homeowners who believe they’re underwater actually have equity when they get a current valuation. Call us at (716) 557-7005 and we’ll give you an honest assessment in 10 minutes.
What if I have tenants in the property during foreclosure?
Tenants in a property during foreclosure complicate the timeline but do not prevent a sale. Nickel City Buyers purchases properties with tenants in place — we handle the tenant situation after closing. You are not required to evict tenants before selling to us. We buy rental properties, landlord exit situations, and tenant-occupied distressed properties throughout Buffalo and WNY. Call (716) 557-7005 and tell us about the tenant situation — we handle it.
What areas of Erie and Niagara County do you serve?
We serve all of Erie and Niagara County including Buffalo, Cheektowaga, Amherst, Tonawanda, Lackawanna, West Seneca, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, Clarence, Akron, Grand Island, Niagara Falls, Lockport, North Tonawanda, Lewiston, Youngstown, Wheatfield, Pendleton, and Newfane. If your property is anywhere in Western New York and you’re facing foreclosure, call (716) 557-7005 today.
Nickel City Buyers — Sell House During Foreclosure — Cash Home Buyers Buffalo & WNY Since 2013
Nickel City Buyers, LLC purchases homes from homeowners facing foreclosure throughout Buffalo and Western New York. We are not attorneys and this page is not legal advice. Located at 3842 Harlem Rd STE 400-339, Cheektowaga, NY 14215. Phone: (716) 557-7005. Website: nickelcitybuyers.com. Erie County Sheriff Sales held at 92 Franklin St, Buffalo NY. Niagara County Sheriff Sales held at 175 Hawley St, Lockport NY. We serve Buffalo, Cheektowaga, Amherst, Tonawanda, Lackawanna, West Seneca, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, Clarence, Akron, Grand Island, Niagara Falls, Lockport, North Tonawanda, Lewiston, Youngstown, Wheatfield, Pendleton, Newfane, and all of Erie and Niagara County. A+ BBB rating. 5.0 stars on Google. 300+ homes purchased since 2013. All situations → | Free legal aid: nls.org
Every Day You Wait
Is a Day
Closer to the Auction.
Cash offer in 24 hours. Close in 7–21 days. We’ve stopped Sheriff Sales with 48 hours to spare. Call now — not tomorrow.