Sullivan County, New York

Hybrid80,450 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 county tax-foreclosure (in-rem) jurisdiction. Sullivan County Treasurer sells tax-foreclosed real estate online via Absolute Auctions & Realty / NYSAuctions.com — 2026 online-only auction closing Wednesday, September 16, 2026, 10:00 A.M. (bidding opens Monday, September 14, 10:00 A.M.). 2025 held two auctions (Sept. 17 and Nov. 17). Catskills / Monticello / Bethel tourism and second-home market with NYC-exurban influence. Confirm registration for the specific auction (membership alone is not enough) and surplus-proceeds claim process on sullivanny.gov.

Auction logistics

Format

Online

Frequency

Typically one or more online auctions per year (2026 primary online auction closes Sept. 16, 2026; confirm any second sale with Treasurer)

Platform

NYSAuctions.com / Absolute Auctions & Realty — Sullivan County tax foreclosure ↗

Deposit rules

Must register for the specific Sullivan County tax-foreclosure auction on NYSAuctions/AAR — county membership alone does not authorize bidding. Post deposit and meet payment deadlines in the auction terms. Review Treasurer surplus tax sale proceeds instructions after sale.

Title risk

Liens that survive the sale

In-rem foreclosure judgments are intended to clear most prior private liens; federal liens can survive. Municipal and HOA/code issues common on rural and bungalow-colony inventory — parcel-level search required.

Quiet title

In-rem judgment is primary; insurers may still want quiet title on older Catskills tax-foreclosed stock.

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

Sullivan County Treasurer (foreclosures / tax auction) ↗

Clerk of court

Sullivan County Clerk (land records) ↗

Property appraiser

Sullivan County Real Property Tax Services ↗

GIS / parcel map

Sullivan County GIS / real property parcel resources ↗

Areas trending up

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

Monticello / Thompson town core

County-seat services and casino-area employment supporting rental demand

Bethel / western tourism fringe

Event and second-home demand with selective SF absorption

Mamaking / eastern NY-17 corridor

Stronger NYC-exurban commute demand toward Orange County