(Deadline to act: Monday, May 19, 2025; sale occurs Tuesday, May 20, 2025)
- How Big Is the 2025 Sale Compared with the Last One?
| Warning list | 2021 # of properties |
2025 # of properties |
|---|---|---|
| 90-day (Feb) | 11,194 | 29,972 |
| 60-day (Mar) | 9,870 | 26,511 |
| 30-day (Apr) | 8,791 | 21,546 |
| 10-day (May) | 7,530 | 18,445 |
| Sold | 2,841 | TBD |
- Repeat delinquencies: 5,021 of the 2025 90-day list properties (16.8 %) were also on the 2021 90-day list.
- Attrition so far: only 38.5 % of properties have cured or entered plans between the 90-day and 10-day lists, well below the historical average.
Who Is Still on the List?
30-Day List (21,546 properties, published Apr 15)
- Water-only debt: 8,323 (38.6 %)—most (5,630) are 2- or 3-family homes.
- Tax Class 1 (1–3-family): 10,963 (49.6 %)—5,672 of these have water debt only.
- 1-family: 1,634 | 2-family: 5,566 | 3-unit: 2,862 | Vacant land: 615
- Tax Class 2 (residential 4+ units): 6,312 (29.3 %)—887 are individual condo units.
- Tax Class 4 (commercial): 4,271 (19.8 %)—including 1,111 retail, 463 office, 55 hotels, ~700 land parcels, 793 condo parking garages and spaces.
- Top boroughs: Brooklyn 8,637 (40.1 %), Queens 5,850 (27.2 %), Bronx 3,598 (16.7 %).
10-Day List (18,445 properties, published May 6)
- Water-only debt: 7,158 (38.8 %); 4,829 are Class 1.
- Tax Class 1 share: 9,314 (50.5 %); 4,710 are 2-family homes.
- Tax Class 2: 5,378—3,445 are walk-up apartment buildings.
- Tax Class 4: 3,753—including 1,214 commercial condo units.
- Top boroughs: Brooklyn 7,391 (40.1 %), Queens 4,985 (27.0 %), Bronx 3,088 (16.7 %).
Take-away: half the remaining pool is small residential property—owners who often have the hardest time navigating payment plans and exemptions.
What Owners Should Do Before May 19
- Check the latest 10-day list. Even if you were removed earlier, confirm you’re still clear.
- Resolve debt or enter an approved plan—water-only payment plans count.
- Gather proof of primary residence and 2024 household income (Enhanced-STAR cap) in case you qualify for Easy Exit or a surcharge waiver (see below).
- Seek free help: Center for NYC Neighborhoods (646-786-0888) or nyc.gov/liensale. City agencies are running pop-up events city-wide.
New Tools and Protections Available in 2025
| Program / Reform | How it Helps | Core Eligibility | Decision Time |
|---|---|---|---|
| Easy Exit | Removes a lien from the sale altogether | Primary residence + income ≤ E-STAR cap + no other NYC real estate | DOF decision ≤ 30 days; appeal allowed |
| Surcharge Waiver | Blocks the 5% post-sale surcharge on the certificate | Same tests as Easy Exit | DOF decision ≤ 30 days |
| PT-AID Renewal | Annual renewal of hardship installment plans now by self-certification—less paperwork | Existing PT-AID participants | Immediate upon acceptance |
| Preservation Track | Voluntary in-rem: City forecloses, transfers to a preservation buyer, then leases back to the owner at affordable rent—clears the debt | Owners who cannot feasibly cure large arrears | DOF response ≤ 30 days |
Bottom Line
The 2025 lien sale is anticipated to be more than double the size of the 2021 event and still heavily weighted toward small residential properties. Owners have one week to act. The good news is that the City’s new Easy Exit, PT-AID self-certification, and Preservation Track give financially strained households a faster path to relief. Take advantage of these options—or help your clients do so—before Monday, May 19 to avoid seeing the lien sold on May 20.
Task Force Reform Agenda (April 2025 Preliminary Report)
The Temporary Tax Lien Task Force—created by Local Law 82—offered 14 early recommendations aimed at fairness and neighborhood stability, including:
- Target “chronically unresolved” properties (liens unsatisfied > 36 months) with tailored resolution plans, prioritizing residences.
- Specialized strategies for sliver lots, wetlands and underwater parcels, and secondary-use condo units where foreclosure is ineffective.
- Annual public reporting on lien outcomes and a Trust Coordinator to improve inter-agency accountability.
- A preservation track for Trust-owned winning bids, steering eligible properties to affordable-housing developers when that yields a better cost-benefit for the City.
- Pre-foreclosure buy-out/settlement tools to shorten timelines and preserve owner equity.
There was a public hearing on April 30. Expect final recommendations by September 15.
Consumer Protection Update
Effective July 13, 2025, Local Law 25 of 2025 (Int. 888-A) bars predatory “we-buy-houses” mailers by requiring any unsolicited offer for a 1-to-3-family home to clearly state the City-assessed market value and advise the owner of the right to an independent appraisal—penalties up to $1,000 per violation.
For property owners facing lien pressure who receive lowball purchase offers—the new disclosure law gives them a reference point when weighing options.
Several witnesses at City Council hearings this year have mischaracterized my blog—“How savvy investors can spot distressed properties before NYC’s 2025 tax lien sale”—as a guide for predatory speculation, overlooking the real value that well-capitalized investors can provide. When owners are staring down 16%, daily-compounding interest and an imminent lien sale, an investor who brings fresh capital can pay the arrears, lift the property off the list, and preserve whatever equity the owner still has—or simply buy the property if the owner prefers to exit. My goal was to make publicly available data easier to understand so responsible investors, community lenders, and even family members could identify trouble early and offer lifelines, not to encourage exploitation of unknowledgeable property owners.
This article is for informational purposes only and does not constitute legal advice. Property owners should consult qualified legal professionals regarding their specific circumstances.