Town of Cortlandt tax sale, 2026 season

Verified

Cortlandt's sale is the back end of its own foreclosure: the town acquires title to delinquent parcels under Article 11 of the Real Property Tax Law, with all known rights of redemption extinguished by the proceeding, and then sells the parcels at public auction. The auction runs online only, through Absolute Auctions and Realty at NYSAuctions.com, and the Town Board approves the conveyances afterward: Resolution 276-25 of November 18, 2025 authorized conveyance of the properties auctioned in the 2025 sale.

The most recent verified sale is the online auction of Friday, September 26, 2025, and its published terms are complete: premium, down payment, balance deadline, and a closing cost schedule that includes a $5,000 town administrative foreclosure fee per parcel. No next sale is announced in the town sources read; the 2025 terms below are labelled as that sale's.

Dates and deadlines

Most recent verified sale	Town of Cortlandt Online Only Tax Foreclosure Auction, Friday, September 26, 2025, ending 10:00 a.m. (bidding opened Wednesday, September 24, 2025, 10:00 a.m.), online at NYSAuctions.com through Absolute Auctions and Realty
Approval	Town Board Resolution 276-25, November 18, 2025, authorized conveyance of the auctioned properties previously acquired by the town through in rem foreclosure
Next sale	Not announced in the town sources read
Format	Online only auction of parcels the town acquired under Article 11; all bids subject to Town Board approval; quitclaim deed only
Selling office	Town of Cortlandt (auctioneer: Absolute Auctions and Realty, Inc.)

Sources: Town of Cortlandt online tax foreclosure auction, terms and conditions (aarauctions.com). Town of Cortlandt, Bidder Registration Package, September 26, 2025 sale (nysauctions.com). Town of Cortlandt, Town Board agenda, November 2025 (townofcortlandt.com). Confirm with the selling office before relying on any date on this page: sales move, terms change, and parcels are pulled up to sale day.

Research Town of Cortlandt parcels before you bid

A sale list gives you the parcels, the date, and the opening terms. It does not give you the owner, the value, or the rest of the picture: liens, foreclosure status, and parcel history. PropertyRadar is the data platform for that layer. It carries owner records, assessed and market values, foreclosure and tax data, and property history for parcels across Town of Cortlandt, searchable by address, owner, or county, including parcels that never reach a sale list.

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How New York tax foreclosure works

Unpaid taxes become a lien on the property, and the town enforces that lien in court under Real Property Tax Law Article 11, the in rem foreclosure process.
The owner gets a redemption period, two years from the lien date by default, longer where a local law extends it for homes or farms. Paying everything owed during that window ends the case.
When the period expires, the court can award the property to the town. The former owner's right to redeem is over at that point; there is no post-sale redemption period on a New York tax deed.
Town then sells at public auction, which is the sale this page tracks. Deeds are usually quitclaim, bids can require governing body approval, and any surplus over the taxes and charges is handled under RPTL sections 1195 to 1197 for the former owner and lienholders.

How registration works

Registration is online, with suitable identification (a photocopy is acceptable). After registration the Internet Bidding Packet is delivered by DocuSign, and completed documents had to be received by the auctioneer no later than 4:00 p.m. on Wednesday, September 24, 2025, to be approved to bid. Entity bidders supply an incorporation filing receipt, an EIN, and a sealed corporate resolution at registration.

Terms: what a bid actually costs

The terms below are the published terms of the town's September 2025 auction. A later sale's own terms will govern when one is announced:

Buyer premium (2025 terms)	11 percent when the deposit is paid by credit card; 10 percent for cash or guaranteed funds. An advertising fee of 1.5 percent of the bid price also applies
Down payment (2025 terms)	The greater of $1,000 or 20 percent of the total contract price (bid price plus buyer premium), on the day of the auction, payable to the Town of Cortlandt by cash, credit card (MasterCard, Discover, Visa), money order or bank check; guaranteed funds had to reach the auctioneer by 4:00 p.m. on September 24, 2025 to earn the 10 percent premium
Balance due (2025 terms)	The entire balance of the purchase price plus premium and closing costs by 3:00 p.m. on Friday, November 28, 2025, by cash, money order, wire transfer or bank check; no credit card for the balance. The deposit is forfeited if the balance is not received by that date
Closing costs (2025 terms)	Charged to the purchaser: the New York transfer tax ($2.00 per $500 of bid price), a Town of Cortlandt Administrative Foreclosure Fee of $5,000, the RP-5217 filing fee ($125 or $250 by property class), a $5.00 affidavit fee, and Westchester County Clerk recording fees
Deed type (2025 terms)	Quitclaim deed only, recorded by the Westchester County Clerk; title vests at recording and possession is forbidden until the deed is recorded. The property is sold as is

Before you bid

Three bidder bars are specific to this town's terms. No person or entity owing property taxes to the Town of Cortlandt may bid. The previous owner cannot repurchase for less than the total taxes owed when the town took title. And the purchaser may not convey the property to the former owner within 24 months of the auction. Add the $5,000 administrative foreclosure fee to every parcel's math before bidding: on a small lot it can exceed the premium.

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