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Upstate NY tax foreclosure auction tracker

6 counties tracked

Starting reference only. Buyer premiums, vendors, portals and tax schedules change year to year, and status badges are estimated from the typical season — not a live feed. Tax dates are the town-collected norm: school due dates vary by district, and cities (Syracuse, Kingston, Beacon, Middletown, Oneonta) run their own separate calendars. Verify every figure against the official county portal before you register or bid. This is not legal or financial advice.

Counties

Dutchess County

Buyer premium: 10%
Season: Fall (Oct)
School tax: Bill Sep 1 · free to ~Sep 30 · relevied to Jan bill if unpaid
Town/County tax: Bill Jan 1 · free to Feb 28 · to county Jun 2

Absolute Auctions & Realty (AAR) — Online-only via aarauctions.com; recent sales Oct 2025, next ~21/10/2026. Premium historically cited 10–11% — confirm per listing.

Official County Portal Bid — Absolute Auctions & Realty (NYSAuctions.com)Verify vendor on Google Maps

Orange County

Buyer premium: 10–11%
Season: Late Summer (Aug–Sep)
School tax: Bill Sep 1 · free to Sep 30 · relevied to Jan bill after Nov 15
Town/County tax: Bill Jan 1 · free to Jan 31 · to county Apr 1

Absolute Auctions & Realty (AAR) — 10% with bank check/money order deposit, 11% otherwise. Note: the monthly 'leftover-list' deed sale is paused pending NYS law changes.

Official County Portal Bid — Absolute Auctions & Realty (NYSAuctions.com)Verify vendor on Google Maps

Ulster County

Buyer premium: 6–7%
Season: Late Summer (Sep — irregular)
School tax: Bill Sep 1 · free to Sep 30 · ~1%/mo interest after
Town/County tax: Bill Jan 1 · free to Jan 31 · to county ~Jun 1

Absolute Auctions & Realty (AAR) — 6% by bank check/money order, 7% by credit card. No sale held in 2025 (NYS law changes); prior May 2024, next scheduled ~Sep 2026.

Official County Portal Bid — Absolute Auctions & Realty (NYSAuctions.com)Verify vendor on Google Maps

Sullivan County

Buyer premium: 7–10%
Season: Early Fall (Sep)
School tax: Bill Sep 1 · free to Sep 30 · installments · relevied to Jan after Nov 15
Town/County tax: Bill Jan 1 · free to Jan 31 · to Treasurer after Mar 31

Absolute Auctions & Realty (AAR) — 7% cash/guaranteed funds, 10% by credit card. Primary sale mid-Sep (2026: Sep 14–16); occasional second sale in Nov.

Official County Portal Bid — Absolute Auctions & Realty (NYSAuctions.com)Verify vendor on Google Maps

Otsego County

Buyer premium: 10–12.5%
Season: Fall (Sep–Oct); also Jan
School tax: Bill Sep 1 · free to Sep 30 · some installments · relevied to Jan
Town/County tax: Bill Jan 1 · free to Jan 31 · to Treasurer after Apr 30

Absolute Auctions & Realty (AAR) — 10% base, 12.5% by credit card. Multiple online sales a year — Jan, Sep–Oct, sometimes Mar. County portal lists none; all via aarauctions.com.

Official County Portal Bid — Absolute Auctions & Realty (NYSAuctions.com)Verify vendor on Google Maps

Onondaga County

Buyer premium: 10%
Season: Fall (Oct)
School tax: Bill Sep 1 · free ~30 days (to early Oct) · to county Nov 1 (+5%)
Town/County tax: Bill late Dec · free to Jan 31 · +1% Feb, +1.5% Mar · to county Apr 1

Absolute Auctions & Realty (AAR) — Flat 10% premium; down payment the greater of $10,000 or 20%. Online-only via aarauctions.com. (County surplus vehicles/equipment are a separate GovDeals program — not this.)

Official County Portal Bid — Absolute Auctions & Realty (NYSAuctions.com)Verify vendor on Google Maps

Auction Cost Calculator

Estimate the all-in closing cost before you set a max bid.

CountyHammer price ($)Buyer's premium (%)County recording fees ($)Estimated back taxes ($)

Closing cost breakdown

Hammer price$50,000.00
Buyer's premium (10%)$5,000.00
NYS transfer tax (0.4%)$200.00
County recording fees$250.00
Estimated back taxes$0.00

Total to close$55,450.00

Target Parcels & Due Diligence

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