Foreclosure is the legal process by which a lender takes ownership of a property when the homeowner fails to make mortgage payments. In New York, foreclosure is a judicial process — meaning the lender must file a lawsuit and go through the courts. This process typically takes 12–18 months, giving homeowners more time to explore alternatives than in many other states.

You have more options than you may think:

• Loan Modification — Ask your lender to change the terms of your loan to make payments more manageable.
• Forbearance Agreement — Temporarily pause or reduce your payments while you get back on your feet.
• Short Sale — Sell the home for less than you owe with lender approval. The bank pays our fees.
• Deed in Lieu — Voluntarily transfer the property to the lender to avoid foreclosure on your record.
• Bankruptcy — Can temporarily stop foreclosure proceedings through an automatic stay.
• Cash Sale — Sell quickly to a cash buyer and walk away with money in your pocket.
• Equity Sale — If you have equity, a traditional sale may pay off the mortgage and leave you with cash.

Yes — in many cases we can. If your property is scheduled for public auction at the County Courthouse, we have tools to intervene. A short sale approval, cash buyer contract, or bankruptcy filing can all stop an auction in its tracks. The key is acting quickly. Call us as soon as you know your auction date.

A completed foreclosure stays on your credit report for 7 years and can drop your score by 100–150 points. It also makes it very difficult to obtain a new mortgage for 3–7 years. A short sale or deed in lieu typically has a much smaller impact and may allow you to buy again sooner — sometimes within 2 years.

A short sale is when a homeowner sells their property for less than the outstanding mortgage balance, with the lender's approval. The lender agrees to accept the lower amount as full settlement of the debt. This allows the homeowner to avoid foreclosure, protect their credit to a greater degree, and in many cases receive a $3,000 relocation bonus.

No — the bank pays our real estate fees in a short sale. There is no cost to you as the homeowner. In fact, many lenders provide a $3,000 Relocation Bonus to the homeowner at closing to help with moving expenses.

A short sale typically takes 3–6 months from start to close. The negotiation with the bank is the longest part. Our team has 30+ years of experience managing this process and will handle all communication with your lender so you don't have to.

Absolutely. Our in-home or phone consultations are 100% free, completely confidential, and come with zero obligation. We believe every homeowner deserves to understand their options before making any decisions.

We serve the greater Rochester, NY area including Monroe County and surrounding counties. If you're unsure whether we cover your area, just call us at 585-500-8646 and we'll let you know right away.

Delinquent property taxes can lead to a tax lien or even a tax foreclosure if left unresolved. We can help you explore options including negotiating a payment plan with the county, a cash sale that pays off the tax debt at closing, or connecting you with resources to settle the balance. Don't wait — the City of Rochester holds a Tax Auction annually and properties can be lost.

Probate and estate properties can be complicated — especially when the property needs repairs, has tenants, or family members disagree on what to do. We can refer you to a trusted estate attorney, connect you with auction companies, clean-out services, lawn maintenance, and repair contractors. If you simply want a quick cash sale, we have buyers ready to go.

Very fast. We have a network of "Off Market" investors and buyers who are actively looking for investment properties in the Rochester area — including properties with tenants, deferred maintenance, or code violations. We can often present you with an offer within days, with no repairs, no showings, and no commissions.