Sometimes it feels like life gets in the way. Bills stack up, notices come in the mail, and before you know it — you’re facing the risk of losing your home. For many homeowners in Rochester, NY, who fall behind on taxes or mortgage payments, the question of when is the best time to sell becomes painfully clear… but often too late.
One homeowner we’ll never forget reached out to us three years ago. At that time, she still had equity and could have walked away with $50,000. But time passed, fees accumulated, and by the time she called back, there was nothing left to salvage. The home went to foreclosure auction, her credit was ruined, and she walked away with nothing.
This article is here to help you avoid that heartbreaking outcome. We’ll explain why acting early is so important, how auctions work in Rochester, and what steps you can take today to protect yourself and your family.
Why Timing Matters: The Best Time to Sell Before Auction
When you fall behind on payments — whether property taxes or mortgage — the longer you wait, the fewer options you have. Acting early gives you leverage, time to find the right buyer, and the chance to protect your equity.
The best time to sell is before the county or bank schedules your home for auction. That’s when solutions like short sales, as-is cash offers, and payment plans are still on the table. The sooner you act, the more money you can keep, and the less damage to your credit.
What Happens If You Wait Too Long?
We understand — life happens, and it’s easy to feel overwhelmed. But delaying action comes at a high cost:
- Late fees and interest compound your debt.
- Your equity erodes as fees stack up.
- Your credit score suffers.
- Once the home goes to auction, you lose control — and often walk away with nothing.
Taking the first step early is the single most important thing you can do.
Understanding Auctions in Rochester, NY
✅ Tax Auctions
If you fall behind on property taxes in Monroe County, the county can foreclose and sell your home at a tax auction. Typically, you have two or more years to catch up — but waiting until the last minute can leave you scrambling. Even after an auction is scheduled, you may still have options if you act quickly.
✅ Bank Foreclosure Auctions
If you stop making mortgage payments, your lender can foreclose and auction your home. This process usually takes months, giving you time to explore alternatives like selling to a cash buyer or negotiating a short sale — but only if you start early.
✅ Bank-Owned/REO Properties
If the home goes to auction and doesn’t sell, it becomes bank-owned (REO). At that point, you lose any chance of recouping equity, and it stays on your credit report.
✅ Key Differences & Similarities
Both types of auctions result in the same thing: you lose your home and control of the process. Acting early allows you to avoid that outcome and leave with dignity and financial recovery.
Tips for Homeowners: What You Can Do Right Now
✅ Open All Mail and Respond Promptly Don’t ignore notices — they contain crucial information about your deadlines.
✅ Understand Your Debt Know how much you owe and who you owe it to.
✅ Get a Realistic Home Value Estimate Knowing what your home is worth helps you understand your options.
✅ Contact a Trusted Local Homebuyer Brett Buys Roc Houses LLC has helped countless homeowners avoid foreclosure and tax auction. With over 90 five-star Google reviews and an A+ BBB rating, we’re known for transparency, fairness, and creating win-win solutions.
✅ Act Before the Auction Date The sooner you reach out, the more options we can present you.
We offer what many call the “easy button” — handling everything from negotiations to paperwork so you can move forward with confidence and peace of mind.
FAQ
- What is the best time to sell before foreclosure in Rochester?
As soon as you realize you’re behind — ideally before the lender files foreclosure paperwork. - Can I sell my house before a tax auction?
Yes — and it’s often the best way to protect your equity. - Do I still have options if the auction is already scheduled?
Sometimes — reach out immediately to explore last-minute solutions. - How long does foreclosure take in NY?
Typically several months, but don’t wait to act. - What’s a short sale?
When the lender agrees to accept less than what’s owed if you sell the home. - Can a cash buyer stop my house from going to auction?
Often, yes — if there’s enough time before the sale date. - Why work with Brett Buys Roc Houses?
We’re local, experienced, and dedicated to helping homeowners through tough situations.
Conclusion
We know life can get complicated — and we understand how easy it is to put things off. But acting early makes all the difference. The best time to sell your home is before fees, interest, and deadlines take control of the process.
Even if you’re unsure what to do, reach out to Brett Buys Roc Houses LLC for a no-pressure, no-obligation conversation. Sometimes, a simple call can open a whole new path — and help you avoid heartbreak.
👉 Visit www.brettbuysrochouses.com or send us a message today.