How online county tax auctions work, step by step

Most Upstate counties now sell their tax-foreclosed property online through an auction company such as Auctions International. Albany County, for example, held spring, summer and fall online auctions in 2026. Each county sets its own terms, so the details below are examples — always read the terms for the auction you're in.

1. 1

   Find the auction and its catalog

   Each listing shows the parcels, opening and closing dates, and the terms of sale. Our Auctions page lists what's coming up.

2. 2

   Make a bidder account

   Sign up on the auction company's site. Expect to give a card to verify who you are.

3. 3

   Send that auction's registration packet

   Every auction has its own packet and deadline — you fill out a new one even if you've bid before. Late packets usually aren't accepted.

4. 4

   Research every parcel you like

   Check the tax map, zoning, road access, utilities, flood zone and anything that stays with the property, like easements. You usually can't go inside, so drive by and look.

5. 5

   Set your top price — with fees

   Decide the most you'll pay before bidding opens, counting the buyer's premium, deposit, filing fees, repairs and taxes.

6. 6

   Bid

   Lots usually close one after another on the last day. A bid near the end extends the clock (soft close), so the price can keep moving. Bids can't be taken back.

7. 7

   Pay the deposit right away

   Winners usually pay a deposit, the buyer's premium and fees within days. Small bids are often paid in full.

8. 8

   Pay the rest and close

   The county's attorney prepares the deed after you pay the balance. You're responsible for taxes from then on — tell the tax collectors where to send the bills.

Cayuga County's 2025 terms on Auctions International show how fast it adds up. On a $10,000 winning bid paid by card:

Then the other $8,000 of the bid comes due at closing. Paying with certified funds lowered that county's buyer's premium to 10%. Other auctions add filing fees and New York's transfer tax ($2 for every $500 of the price), or require a minimum deposit such as $2,500.

• Missing the registration packet deadline.
• Bidding on a sliver of land with no road access, or a lot too small to build on.
• Forgetting the buyer's premium and fees when setting a top price.
• Not paying on time. Defaulting can mean losing your deposit, extra fees and being banned from future auctions.

This is general education, not legal advice. Every county writes its own terms of sale.