Facing a tax auction on your property can be one of the most overwhelming experiences as a homeowner. In Rochester, NY, the window to take action before your home is seized and auctioned off is often tighter than most realize. Fortunately, there are solutions—but they must be acted on quickly.
This guide breaks down four real, effective strategies for avoiding a tax auction: paying your taxes in full, entering a payment plan with the county, using your home’s equity to refinance or pull out funds, or selling your home before the auction. Each of these paths has its pros and cons, but if none of them are right for your situation, Brett Buys Roc Houses LLC has helped Rochester homeowners stop tax auctions and walk away with peace of mind.
Option 1: Pay the Outstanding Taxes in Full
The most direct way to stop a tax auction is to pay all outstanding property taxes, including interest, penalties, and fees, before the scheduled auction date. Many counties, including Monroe County, will accept payment up to the last business day before the auction. This method ensures immediate removal of your property from the auction list.
Steps to Pay in Full:
- Contact the Monroe County Treasury Office to get an exact payoff amount
- Confirm acceptable payment methods (cashier’s check, wire, etc.)
- Make the payment before the deadline
Pros:
- Immediately stops the auction process
- No long-term agreements or third parties involved
- Clears your record and secures your home
Cons:
- Requires full payment upfront
- May not be feasible for homeowners without access to large sums of cash
If you have the resources to pay your taxes in full, this is the fastest and most certain solution.
Option 2: Set Up a Payment Plan with the County
If you’ve fallen behind on property taxes but want to keep your home, contacting Monroe County’s Treasury Department should be your first step. They offer installment payment agreements that can help you get back on track.
Steps to Get Started:
- Contact the Monroe County Treasury Office immediately
- Request an installment payment agreement application
- Submit income verification, ID, and tax account details
- Agree to terms (monthly payments, interest applied)
Pros:
- Lets you keep your home while catching up
- Avoids damage to your credit report
- Stops auction activity once approved
Cons:
- Interest and penalties may still accrue
- Many times they ask for a lump sum up front
- You must stick to the payment schedule
- A missed payment can reinstate the auction process
If you qualify, this is the least disruptive solution. But time is critical—agreements are not always approved if the auction date is too close.
Option 3: Refinance or Pull Equity from Your Home (If You Qualify)
If you have equity and decent credit, refinancing or using a home equity line of credit (HELOC) could generate the funds you need to pay off your tax debt.
Steps to Refinance:
- Contact a local mortgage broker or bank
- Request a cash-out refinance or HELOC
- Submit financials, credit score, and home appraisal
- Use loan funds to pay taxes directly
Pros:
- Lets you keep your home and potentially lower your mortgage
- One-time solution for back taxes
Cons:
- Slower approval process (30+ days)
- Requires stable income verification
- Requires decent credit and home equity
- You’ll take on more debt
- Total process can take 60 to 120 days
This route is best for homeowners with income stability and time to navigate underwriting. If your auction is within weeks, this may not be viable.
Option 4: Sell the Home Before the Auction (Final Resort)
If your financial situation has made it impossible to catch up, selling the home off-market to a trusted local buyer like Brett Buys Roc Houses LLC may be your last and final option. This route is especially critical if you’re out of time or unable to qualify for a payment plan or financing. But be warned—if you wait until the last minute, even the most experienced and efficient buyer may not have the time or resources to stop the auction. We have performed miracles before and helped homeowners in emergency situations, but it is not guaranteed.
Steps to Sell Before Auction:
- Contact a local cash buyer like Brett Buys Roc Houses LLC
- Schedule a walkthrough (no repairs needed)
- Receive a no-obligation cash offer within 24–48 hours
- Close quickly—often in 14–30 days
- Tax debt is paid at closing, auction canceled
Pros:
- You get paid for your home—even if you’re behind on taxes
- No repairs, clean-outs, or agent fees
- We can assist with the transition—often covering moving costs and expenses
Cons:
- You’ll need to move
- The final price may be lower than a retail sale, but time and certainty are gained
If you’re overwhelmed or out of time, this is a pressure-free way to take control. We’ve helped multiple Rochester homeowners stop foreclosure or tax sale just days before the auction.
What If None of These Work for You?
Skip the red tape, the delays, and the uncertainty. If you can’t secure financing or don’t have time for a payment plan, working with a trusted local buyer like Brett Buys Roc Houses LLC may be your best and final option.
- We’ve stopped tax auctions days before the deadline
- We buy homes as-is—including those with severe tax liens
- We work with local attorneys to expedite closings
Even if you feel out of options, let’s have a no-pressure conversation to see how we can help.
Conclusion
Tax auctions don’t just happen overnight—but they can feel like they do. Acting early is everything. Whether it’s setting up a payment plan, refinancing, or selling off-market, the worst thing you can do is wait.
If you’re unsure where to turn, contact Brett Buys Roc Houses LLC today. We’ll explain your options clearly and help you stop the clock—so you can move forward without fear.
👉 Call now or visit brettbuysrochouses.com to request a no-obligation offer and protect your home from auction.