Stop foreclosure in Buffalo, NY — sell before the auction
Falling behind on mortgage payments starts a clock: late notices, then a demand letter, then a scheduled auction. In New York the process runs through the courts, which gives you more time than most states — but only if you use it. A cash sale can settle the loan balance before the auction date arrives, and the earlier you start, the more room you have.
The person on this page is the person who answers the phone — no call center, no lead reselling.
Get your fair cash offer
Tell us about the property and the situation. We reply with next steps and a written cash offer — free, with no obligation.
How we help Buffalo homeowners facing foreclosure.
- 01Call as early as you can — one conversation before the demand letter keeps more options open than one after it.
- 02Receive a written cash offer that can pay off the mortgage balance at closing.
- 03We coordinate with the title company so the payoff, the paperwork and the auction date all line up.
- 04Close before the auction, so the sale — not the bank — resolves the property.
How NY foreclosure timelines work in Erie County
New York is a judicial foreclosure state, which means your lender has to sue you in Erie County Supreme Court before the bank can take the house. That lawsuit alone can take 12 to 18 months, sometimes longer, because New York law requires a mandatory settlement conference early in the case where the court tries to work out a resolution between you and the lender. This gives homeowners more time than most states, but it also means the stress drags on longer. Once a judgment of foreclosure and sale is entered, the county schedules an auction, and that’s the hard deadline. Selling before the auction date stops the process completely; selling after a judgment is entered gets harder every week that passes.
Your options before the auction
Do Nothing
- Timeline to closeAuction proceeds (out of your control)
- Repairs neededN/A, home is lost
- FeesLegal/court costs continue
- Credit impactForeclosure stays on record 7 years
List with an Agent
- Timeline to close60-90+ days, not guaranteed
- Repairs neededUsually required before listing
- Fees6% agent commission + closing costs
- Credit impactAvoided if sold before judgment
Sell to Irish Jones Home Buyers
- Timeline to closeAs fast as 7-14 days
- Repairs neededNone, sold as-is
- FeesNo commissions, no fees
- Credit impactAvoided
Estimate
Estimate your cash-sale savings.
Move the sliders. We’ll roughly total what a traditional listing would cost you that a cash sale to Irish Jones Home Buyers skips.
Potential savings with a cash sale
$41,750
- Agent commission
- $21,000
- Closing costs (seller)
- $8,750
- Repairs avoided
- $12,000
For illustration only. Your actual offer depends on local Buffalo comparable sales and the condition of the house.
Why sell to Irish Jones Home Buyers.
We buy as-is
Condition is our starting point, not your problem to fix first — repairs, belongings and all.
No fees or commissions
No listing agreement and no agent commission. The written offer is the number.
Close on your timeline
Cash means no bank approvals in the way — you pick the closing date that fits.
Local & licensed
A Buffalo office, a 716 phone number and NY real estate license #10491209386 you can look up.
Quick answers.
See all questionsA sale that closes before the auction pays off the loan through closing, so the foreclosure ends because the debt is settled. Timing is everything — the earlier we start the title work, the easier it is to close in time.
Tell us the balance up front. We will be straight with you about what a cash sale can and cannot cover before you spend another month on the process.
Because the purchase is cash, there is no lender approval to wait on. Once title work is done, closing can happen within days — and we target a date ahead of the auction.
Learn more.
Related guide
Understanding New York’s Foreclosure Process: A Buffalo Homeowner’s Timeline
This guide is being written — check back soon.