Fulton County, New York

Hybrid52,073 residents

County research last verified 2026-07. Office holders, platforms, and deposit rules change — re-confirm anything time-sensitive.

Sale typestate default

Hybrid

Redemption periodstate default

Typically 2 years, varies widely by county/municipality charter

Investor returnstate default

Varies — many counties use in-rem deed foreclosure rather than lien certificates; some (e.g., select NYC-area jurisdictions) sell liens

Governing statutestate default

New York Real Property Tax Law Art. 11

Notes

New York hybrid county with both tax-lien sale notices and in-rem real-property foreclosure auctions run by the County Treasurer. Foreclosure auctions are online-only (Collar City Auctions / related platforms); 2026 tentative auction link posts for April 27, 2026 (historical pattern also June). Properties sold as-is with quitclaim deed; under-bids subject to Board of Supervisors approval. Gloversville / Johnstown Adirondack-foothills market.

Auction logistics

Format

Online (tax-foreclosure real estate auctions)

Frequency

Typically once per year (often June; 2026 posted tentative April 27) — confirm Treasurer page before each cycle

Platform

Collar City Auctions — Fulton County tax foreclosure ↗

Deposit rules

Register and fund per Collar City Auctions terms and conditions for the active auctionId. Purchaser must clear any own delinquent Fulton County taxes before closing. Read full terms PDF linked from fultoncountyny.gov. Closing payments via Treasurer office or MSB online portal.

Title risk

Liens that survive the sale

In-rem foreclosure path aims to clear most junior private interests named in the action; federal liens can survive. Quitclaim tax deeds are weak marketable title without follow-on work. Separate tax-lien sale track does not convey ownership.

Quiet title

In-rem foreclosure judgments help, but quiet title is commonly used before insurers will insure Fulton County tax-auction parcels for resale.

Deal maths for New York

Assessment ratio: 1× of market value
Typical quiet title: $1,800–$5,000 · 5 mo
Recording and transfer: $300

New York has no statewide level of assessment. Each of 1,200+ assessing units sets its own, and ORPTS publishes an equalization rate and residential assessment ratio per unit each year. 1.0 is used here as a deliberate floor — see the derived-ARV note — not as a claim that New York assesses at full value.

Offices and records

Tax collector

Fulton County Treasurer — Real Property Tax Foreclosure Auctions ↗

518-736-5580

Clerk of court

Fulton County Clerk (land records) ↗

Property appraiser

Fulton County Real Property Tax Service Agency ↗

GIS / parcel map

Fulton County Real Property / parcel research ↗

Areas trending up

Directional read from dated market analysis — not a guarantee, and not a substitute for your own comps.

Johnstown city / county services core

Government and local employment with more turnover than rural lots

Gloversville downtown revitalization pockets

Entry-priced SF and multi-family with rehabilitation inventory

Broadalbin / Great Sacandaga fringe

Lake-recreation demand supporting seasonal and year-round housing