Yes — if there is enough time to close. New York State foreclosure is a judicial process that moves through the courts, which means there is typically more time than homeowners realize between the initial default and the actual Sheriff Sale. We have closed purchases within days of a scheduled Erie County auction. The moment you contact us, we assess whether we can close in time. The sooner you call, the more options you have.

Your outstanding mortgage balance is paid in full at closing from the sale proceeds. The title company handles the payoff directly with your lender. From the moment we close, your obligation to the bank ends. The foreclosure process stops because there is no longer a delinquent mortgage on the property. If there is equity above what you owe, you receive it in cash at closing.

A completed foreclosure stays on your credit report for 7 years and makes it nearly impossible to buy another home or rent an apartment for years afterward. A cash sale is a standard real estate transaction — it shows as a sale, not a foreclosure. Your credit takes significantly less damage. You may also receive cash from any equity above your payoff amount. Foreclosure means you lose the home and all the equity with zero cash back. There is no comparison.

This is a situation we can still help with. If your mortgage balance exceeds the property’s market value, a short sale may be the right path — where your lender agrees to accept less than the full payoff. We are experienced with short sales in Erie County and can walk you through the process. Learn more about short sale vs. foreclosure →

Yes. Outstanding Erie County property taxes, water bills, and other municipal liens are paid at closing from the sale proceeds — just like the mortgage. You do not need to pay any of these off before selling to us. We work with the title company to identify all liens and satisfy them at closing. Learn more about selling with back taxes →

No. We work around your timeline. Many sellers need time between signing and closing to arrange their next housing situation — that is completely normal and we accommodate it. We can also work with you on a post-closing occupancy agreement if you need more time after closing to relocate.

Pre-foreclosure begins the moment you miss a payment and the lender issues a Notice of Default. You still own the home and have the most options available. Active foreclosure begins when the bank files a Lis Pendens in Erie County court and a lawsuit is initiated. Both stages can be resolved with a cash sale — but pre-foreclosure gives you more time and more flexibility. If you are in either stage, call us today.

Yes — completely free, no strings attached. Our guide covers 5 ways Buffalo and WNY homeowners can stop or avoid foreclosure, including the cash sale option, loan modifications, short sales, bankruptcy, and reinstatement. It is designed to help you understand all your options before making any decision. Download it here →

We help homeowners facing foreclosure throughout Erie County — Buffalo, Cheektowaga, Tonawanda, Amherst, Lackawanna, West Seneca, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, and Clarence. We also serve Niagara County including Niagara Falls, Lockport, and North Tonawanda. If you are anywhere in Western New York, call us at (716) 557-7005.