Albany and the Capital Region, Upstate New York
Own land or a home in Upstate New York.
With a mortgage, a first-time buyer program, a county tax auction or the land bank — we help you find the way that fits your money and your credit. Free to start.
Three ways to get a lot like these: apply to the land bank, bid at a county auction, or buy one that's listed — with or without a mortgage.
Ask anything about buying land or a home
Our AI guide answers in plain words — in English, Kreyòl or Español. It's general information, not legal or financial advice.
Ready for answers about your own situation? See if you qualify.
MHE Gardens guideHi! I'm the MHE Gardens guide. Ask me anything about buying land or a home, tax auctions, the land bank, credit, or selling. You can write in English, Kreyòl or Español.
Five ways to buy, side by side
Most people only hear about mortgages. Here's what each way asks of your credit and your wallet.
| Way to buy | Credit | Money | How long |
|---|---|---|---|
| MortgageBuy a listed home or lot through a lender, with our partner agent.Check if I qualify | About 680+ for conventional loans. FHA and first-time programs can start near 580. | A down payment — FHA can be 3.5% with 580+. Less score usually means more down. | About 1–2 months from offer to keys. |
| Down payment matchingPrograms that add money to what you save, so you reach your down payment sooner. | Depends on the program. Many are for first-time buyers. | Your savings, matched. Income limits often apply. | You save over months, then buy with a mortgage. |
| County tax auctionCounties sell tax-foreclosed land and houses online, mostly spring through fall.See upcoming auctions | No credit check. | Cash. A deposit when you win, then the full price soon after. | Set auction dates. Register a few days before bidding closes. |
| Land bankA nonprofit sells vacant lots and houses to buyers who apply with a plan. | They review your application, your plan and proof of funds — not a bidding war. | Often low prices, plus money to fix the property up. | Weeks to a few months for approval. |
| Fix and flipBuy a property that needs work, fix it, then sell or rent it.Talk about a flip | Cash or a private / hard-money lender. | Purchase plus repairs. We run the numbers with you first. | Depends on the repairs. |
MortgageBuy a listed home or lot through a lender, with our partner agent.
- Credit
- About 680+ for conventional loans. FHA and first-time programs can start near 580.
- Money
- A down payment — FHA can be 3.5% with 580+. Less score usually means more down.
- How long
- About 1–2 months from offer to keys.
Down payment matchingPrograms that add money to what you save, so you reach your down payment sooner.
- Credit
- Depends on the program. Many are for first-time buyers.
- Money
- Your savings, matched. Income limits often apply.
- How long
- You save over months, then buy with a mortgage.
County tax auctionCounties sell tax-foreclosed land and houses online, mostly spring through fall.
- Credit
- No credit check.
- Money
- Cash. A deposit when you win, then the full price soon after.
- How long
- Set auction dates. Register a few days before bidding closes.
Land bankA nonprofit sells vacant lots and houses to buyers who apply with a plan.
- Credit
- They review your application, your plan and proof of funds — not a bidding war.
- Money
- Often low prices, plus money to fix the property up.
- How long
- Weeks to a few months for approval.
Fix and flipBuy a property that needs work, fix it, then sell or rent it.
- Credit
- Cash or a private / hard-money lender.
- Money
- Purchase plus repairs. We run the numbers with you first.
- How long
- Depends on the repairs.
Not sure which fits? Tell the guide your savings and credit range and it will compare them for you.
Credit and down payment rules vary by lender and program.
How it works
Answer a few questions
Buying, selling or investing — plus your savings and credit range. About a minute.
See your best path
Mortgage, first-time buyer program, credit help first, or auctions and the land bank.
Free 30-minute call
We go over your options. No cost, no credit check to talk.
Buy with a plan
Work with our partner agent or let us guide you through an auction or land bank application.
Buying, selling or investing
Buying
- First home or buying again
- A house, land, or land to build on
- Low credit? We start with a plan
Selling
- A house or a vacant lot
- Behind on taxes or payments, or inherited
- List with our agent or get an as-is offer
Investing
- Auction research and registration
- Land bank and off-market properties
- Flip and rental numbers before you buy
Credit not ready yet? Start here.
A low score doesn't end the conversation. We work on your credit and savings with you so you come back ready — and county auctions and the land bank don't use a credit check at all.
Get credit help- Credit repair
- We go through your report with you and dispute what's wrong.
- Credit building
- A simple plan to raise your score toward the number you need.
- Savings plan
- A down payment goal, plus programs that match what you save.
Meet Ruth, our partner agent
Ruth Dorval, real estate agent with Open Doors LLC
Speaks English and Haitian Creole
When you're ready to buy or sell the regular way, Ruth works with you from the first showing to the closing table.
Talk with RuthRead up first
Plain-English guides on tax deeds, cheap land and first-time buyer programs. One is free; three come in a $20 bundle.
- Tax Deeds: How counties sell title outrightBundle
- Buying Land for Under $1,000Bundle
- Buy a Home with These Free ProgramsFree
- Wholesaler Contract PackBundle
Common questions
See if you qualify
A few quick questions, then your best path and a free 30-minute call. No credit check.
Agent help in English and Haitian Creole.
What brings you here?
Takes about a minute. No credit check.