Safeguard Properties

Foreclosure Activity Climbs Annually for Ninth Straight Month as 2025 Trend Continues

Posted on by Safeguard

Industry Update
December 8, 2025

Source: ATTOM

ATTOM, a leading curator of land, property data, and real estate analytics, today released its November 2025 U.S. Foreclosure Market Report, which shows there were a total of 35,651 U.S. properties with foreclosure filings— default notices, scheduled auctions or bank repossessions — down 3 percent from a month ago and up 21 percent from a year ago.

“November marks the ninth straight month of year-over-year increases in foreclosure activity, underscoring a trend that has steadily taken shape throughout 2025,” said Rob Barber, CEO at ATTOM. “Foreclosure starts were up 17 percent from last year and completed foreclosures rose 26 percent.  While these numbers show continued upward movement, overall volumes remain well below historical highs. The data suggests the market is still normalizing as some homeowners contend with higher housing costs and shifting economic pressures.”

Delaware, South Carolina, and Nevada posted the nation’s worst foreclosure rates

Nationwide, one in every 3,992 housing units had a foreclosure filing in November 2025. States with the worst foreclosure rates were Delaware (one in every 1,924 housing units with a foreclosure filing); South Carolina (one in every 1,973 housing units); Nevada (one in every 2,373 housing units); New Jersey (on in every 2,511 housing units); and Florida (one in every 2,565 housing units).

Among metro areas with populations of 1 million or more, Philadelphia, PA recorded the worst foreclosure rate in November 2025, with one filing for every 1,511 housing units. The increase reflects a temporary spike caused by the resumption of data collection in Philadelphia, which added backlogged records and is expected to normalize in December. Following Philadelphia were Las Vegas, NV (one in every 2,013 housing units); Cleveland, OH (one in every 2,114); Orlando, FL (one in every 2,282); and Tampa, FL (one in every 2,362).

Florida, Texas, and California led the nation in foreclosure starts

Lenders started the foreclosure process on 23,720 U.S. properties in November 2025, down 6 percent from last month but up 17 percent from a year ago.

States that had the greatest number of foreclosure starts in November 2025 included: Florida (2,819 foreclosure starts); Texas (2,612 foreclosure starts); California (2,090 foreclosure starts); New York (1,146 foreclosure starts); and Illinois (1,075 foreclosure starts).

Unlike the national trend, several major metropolitan areas with populations over 1 million and at least 100 foreclosure starts experienced the largest year-over-year declines in November 2025, including: Boston, MA (decrease from 186 in November 2024 to 130 foreclosure starts in November 2025); Miami, FL (decrease from 768 to 607 foreclosure starts); Sacramento, CA (decrease from 185 to 148 foreclosure starts); Riverside, CA (decrease from 462 to 371 foreclosure starts); and Denver, CO (decrease from 173 to 145 foreclosure starts).

Foreclosure completions rise annually

Lenders repossessed 3,884 U.S. properties through completed foreclosures (REOs) in November 2025, an increase of 0.3 percent from last month and an increase of 26 percent from last year.

States that had the greatest number of REOs in November 2025, included: Texas (546 REOs); California (314 REOs); Florida (311 REOs); Pennsylvania (291 REOs); and Illinois (223 REOs).

Those major metropolitan statistical areas (MSAs) with a population greater than 1 million that saw the greatest number of REOs in November 2025 included: Philadelphia, PA (160 REOs); Chicago, IL (152 REOs); Houston, TX (134 REOs); Dallas, TX (116 REOs); and New York, NY (94 REOs).

 

For full report, please click the source link above.

 

Dolton Committee Advances Resident-First Plan to Reclaim Vacant Homes

Posted on by Safeguard

One Community Update
November 22, 2025

Source: Citizen Portal

Dolton’s Housing Committee met to discuss a proposed resident-first program to return vacant and abandoned homes to the tax roll, outlining a process in which applicants place a $10,000 escrow while the village pursues a judicial deed, clears back taxes through the Cook County treasurer, and conveys the property to the applicant.

The committee chair said applicants would have 30 days after transfer to apply for permits, one year to bring the property up to code and secure a certificate of occupancy, and must live in the home for three years before having full latitude to sell or convert the property. “Once they receive the home, they have 30 days to apply for permits, begin work… and then there’s progress steps along the way,” a village official said during the discussion.

Why it matters: trustees and residents called the proposal a starting point to reduce blight and increase homeownership in Dolton while balancing legal and financial risk to both applicants and the village. The committee recommended moving the ordinance to the CAL meeting for additional review and legal vetting rather than adopting it immediately.

Residents and outside experts raised practical concerns. Thelma Price, a resident who asked for a village-maintained list of abandoned properties, said, “If this is a program for the village, why do we have to do that? Shouldn’t you guys have a list of all the abandoned properties in the village?” The village responded that residents may report suspected vacant properties and staff will perform qualification checks to avoid chaotic first-come, first-served bidding.

Costs and escrow mechanics were a focal point. Village counsel and staff explained the escrow is meant to cover the legal costs of obtaining the judicial deed and abating taxes; any remainder becomes part of the purchaser’s closing price. Officials used an example: if the village spends $7,000 to secure a property from a $10,000 escrow, the closing purchase price would be $3,000. The chair also noted an administrative fee under discussion (approximately $4,500) to cover program management costs.

Concerns about rehabilitation and contractor oversight were prominent. Several residents and Stalene Hatter, interim executive director of the South Suburban Land Bank and Development Authority, warned that many abandoned homes need major structural work: “Some of them have foundation issues… electrical issues,” Hatter said, arguing the village should assemble wraparound supports and vetted contractors to limit contractors who are unlicensed or unable to complete complex rehabs.

On rental policy and enforcement: community members urged stronger measures against absentee landlords. Robert Pearson, a former trustee and 40-year resident, called for a rental moratorium and full enforcement of a crime-free housing ordinance, saying the village is losing its homeowner base to investor-owned rentals. Trustees acknowledged those concerns but cautioned that other suburbs that enacted rental moratoria are facing litigation; the committee said it will monitor outcomes in Markham and South Holland before moving forward on any moratorium.

Limits and prioritization: the committee discussed limiting initial participation to one property per resident and starting with single-family houses. Multiunit or commercial properties were discussed as possible later phases with higher escrow requirements. Officials also said applicants who find foundational problems after acquisition can request extensions or, in some municipalities, have escrow applied toward an alternate property—decisions the board will finalize while drafting the ordinance.

Next steps: trustees recommended the proposal be sent to the CAL meeting for additional review and legal vetting; Mayor House and other leaders said the committee will continue vetting through November and could hold a vote in December if the board and staff resolve outstanding issues. No formal vote on the ordinance was taken at this meeting.

The committee adjourned after extended public comment and pledged continued outreach and refinement of the program before any final approval.

 

For full report, please click the source link above.

Syracuse Wants to Build 52 New Houses on Vacant Land Bank Lots

Posted on by Safeguard

One Community Update
November 29, 2025

Source: syracuse.com

A new state program that’s funding construction of new factory-built houses needs vacant residential lots, and the Greater Syracuse Land Bank has plenty to offer.

The land bank this week filed an application for funding to build 52 single-family houses on sites it owns. The state grant, called MOVE-IN NY, seeks to address the shortage of affordable, quality housing by turning to the manufactured housing industry. These houses can be built cheaper and faster than traditional stick-built homes.

The Syracuse land bank has seen the program’s potential firsthand. It was one of three land banks that participated in a test run for the state program earlier this year. A three-bedroom, two-bathroom single-story house was built for a vacant lot on Maxwell Avenue. The agency quickly sold the new home to an income-qualified buyer for $175,000, a discount from the $280,000 construction cost, with the state making up the difference.

The test went well enough that the state expanded the program with $50 million in grants available. With the land bank’s success under the pilot — and its control of dozens of vacant, flat residential lots in areas where housing options of limited — the agency’s leader is optimistic about the chances of getting funds.

“I don’t know if they will agree with every single one of those sites that we’ve proposed, but I’m confident that we’ll get a large number of houses built with this,” said Katelyn Wright, the land bank’s executive director.

While the land bank owns about 300 buildable vacant lots, the agency narrowed the list for the state application down to sites that can accommodate 52 homes. Criteria for the selections included lot size, the terrain and the characteristics of homes in the neighborhood. While the house sizes may vary slightly based on the models available from the manufactured housing companies that the state would allow the land bank to use, they would all be one-story, single-family homes.

The majority of the sites are on the city’s South Side, including 18 in the Brighton neighborhood and 10 in North Valley. There are also clusters of sites on the North Side, Eastwood and the Near West Side.

Pricing on the houses will vary depending on the neighborhood, but under the terms of the program, they must sold to buyers with household earnings between 70% and 130% of the median area income. That translates into an annual range between $72,450 and $134,550 for a home with four residents in Syracuse. In addition, a buyer’s monthly housing costs, which includes mortgage and escrow payments and expected utilities, can’t exceed 30% of household income.

Based on the interest from the pilot house, where a half dozen formal offers quickly came in, Wright expects there will be plenty of demand for the houses.

Wright said the state will probably move quickly with its funding decisions, perhaps as soon as next month. The land bank will work this winter to get site plans and permits approved by the city so construction can get started around late spring. She expects to be getting one new house per week built once the program is fully running.

“My hope is that we can really have a robust pipeline of sales by summer,” she said.

 

For full report, please click the source link above.

Statesboro Reviews Renewed Land Bank Authority as Tool for Revitalization and Redevelopment

Posted on by Safeguard

One Community Update
December 5, 2025

Source: Grice Connect

Statesboro Reviews Renewed Land Bank Authority as Tool for Revitalization and Redevelopment

Statesboro is taking a deeper look at how its Land Bank Authority can support neighborhood revitalization, affordable housing, and redevelopment efforts after Planning and Development Director Justin Williams delivered an extensive presentation during the November 18 work session.

The briefing outlined the history, purpose, and current capabilities of the Land Bank Authority, which has been restructured in recent years to help address long-standing challenges associated with abandoned, tax-delinquent, and deteriorated properties in both the city and Bulloch County.

The Land Bank was originally created in 2002 through an intergovernmental agreement between the City of Statesboro and Bulloch County in connection with the Statesboro Point development. Its purpose has always been straightforward: to acquire vacant, abandoned, or dilapidated properties and return them to productive use, with an emphasis on supporting housing, job creation, and broader community revitalization. However, the authority became largely inactive for several years until local leaders revived it in 2022 by appointing new members from both the city and county.

In 2024, the intergovernmental agreement was updated to bring the authority into alignment with the 2012 Georgia Land Bank Act, which significantly expanded what land banks across the state are allowed to do. Williams explained that this update now gives the local Land Bank access to a full set of modern tools widely used in other communities to combat blight and rebuild underinvested neighborhoods.

How Properties Can Be Acquired

Using information from the updated agreement and statutory powers, Williams outlined the Land Bank’s five main acquisition pathways:

Direct transfers from the City of Statesboro or Bulloch County

Purchases at tax sales

Private donations from individuals, nonprofits, or businesses

Direct property purchases when funding permits

Land banking agreements, which allow owners to temporarily transfer property for holding and maintenance until redevelopment is possible

He emphasized that the Land Bank evaluates several criteria before pursuing a parcel, including alignment with city and county priorities, location within areas targeted for revitalization, whether the property is under a demolition order, potential for redevelopment into housing, and whether multiple parcels could be assembled into a larger redevelopment site. Properties located in historically redlined or underinvested communities are also a key focus, consistent with the authority’s mission to address generational disinvestment.

Why the Land Bank Matters Now

Williams noted that although the authority existed on paper for two decades, it effectively remained dormant until its reactivation in 2022. Since then, both local governments have shown increased interest in using the Land Bank as a strategic redevelopment tool — particularly as the community faces rising housing demand and the need to eliminate blighted structures that impact public safety and neighboring property values.

The updated powers provided under the 2012 Land Bank Act allow the authority to:

Clear titles on encumbered or tax-delinquent properties

Hold land tax-free until a redevelopment partner is identified

Convey property for public benefit projects such as affordable housing

Work with developers, nonprofits, and housing authorities on revitalization plans

These capabilities give Statesboro and Bulloch County an additional pathway to address long-standing issues that traditional code enforcement and tax sale processes alone cannot fully solve.

Next Steps

While no action was required on November 18, the presentation served to give councilmembers a clearer understanding of the Land Bank’s current structure, acquisition tools, and potential role in supporting future housing and redevelopment efforts.

Staff noted that the topic will be discussed further at the City Council’s upcoming retreat, where members are expected to review how the Land Bank could align with broader policy goals and ongoing neighborhood revitalization strategies.

 

For full report, please click the source link above.

Brian P. Hudak Named OCC Deputy Chief Counsel

Posted on by Safeguard

Industry Update
December 3, 2025

Source: Office of the Comptroller of the Currency

The Office of the Comptroller of the Currency (OCC) has announced Brian P. Hudak as Deputy Chief Counsel.

In this role, Mr. Hudak provides advice to the Chief Counsel and senior OCC officials on significant legal, policy and administrative matters affecting the federal banking system. This includes management and oversight over the OCC’s enforcement, litigation, and internal agency matters.

“Brian brings nearly two decades of successful litigation and enforcement experience at the U.S. Attorney’s Office to the OCC, where he will provide meaningful direction to advance our supervisory and regulatory mission while ensuring that our regulated institutions are held accountable for their compliance with statutory and regulatory requirements,” said Comptroller of the Currency Jonathan V. Gould. “Brian has received numerous recognitions for his outstanding work on behalf of the United States, and the OCC is fortunate to have a leader with his background, skills and expertise in our legal department.”

Mr. Hudak most recently served as Civil Chief at the U.S. Attorney’s Office for the District of Columbia where he oversaw and supervised the litigation of thousands of civil defensive and affirmative matters. Prior to becoming Civil Chief, Mr. Hudak served in the U.S. Attorney’s Office as Deputy Civil Chief and as line Assistant U.S. Attorney in the Civil Division. During his 18 years at the U.S. Attorney’s Office, Mr. Hudak personally handled volumes of high-profile civil defensive cases, collected more than $1 billion in recoveries in civil enforcement lawsuits, and disrupted hundreds of millions of dollars in assets traced to terrorist and trans-national criminal organizations. Before his government service, Mr. Hudak worked for a law firm in New York.

Mr. Hudak received his Bachelor of Science degree in computer science from the University of Virginia and his juris doctor cum laude from Washington & Lee University School of Law.

 

For full report, please click the source link above.

 

Q3 Update: Delinquencies, Foreclosures and REO

Posted on by Safeguard

Industry Update
December 4, 2025

Source: CalculatedRisk Newsletter

Even with the recent weakness in house prices, it is important to note that there will NOT be a surge in foreclosures that could lead to cascading house price declines (as happened following the housing bubble) for two key reasons: 1) mortgage lending has been solid, and 2) most homeowners have substantial equity in their homes.

With substantial equity, and low mortgage rates (mostly at a fixed rates), few homeowners will have financial difficulties.

But it is still important to track delinquencies and foreclosures.

Here is some data on REOs through Q3 2025 …

This graph shows the nominal dollar value of Residential REO for FDIC insured institutions based on the Q3 FDIC Quarterly Banking Profile released in late November. Note: The FDIC reports the dollar value and not the total number of REOs.

The dollar value of 1-4 family residential Real Estate Owned (REOs, foreclosure houses) was up 24% YOY from $765 million in Q3 2024 to $951 million in Q3 2025. This is still historically very low, but increasing.

Fannie Mae reported the number of REOs decreased to 4,496 at the end of Q3 2025, down 4% from 4,666 at the end of the previous quarter, and down 31% year-over-year from 6,481 in Q3 2024.

This is very low and well below the pre-pandemic levels. REOs are a lagging indicator. REOs increase when borrowers struggle financially and have little or no equity, so they can’t sell their homes – as happened after the housing bubble. That will not happen this time.

Here is some data on delinquencies …

It is important to note that loans in forbearance are counted as delinquent in the various surveys but not reported to the credit agencies.

The percent of loans in the foreclosure process increased year-over-year from 0.45 percent in Q3 2024 to 0.50 percent in Q3 2025 (red) but remains historically low.

From the MBA:

Compared to last quarter, the seasonally adjusted mortgage delinquency rate increased for all loans outstanding. By stage, the 30-day delinquency rate increased 2 basis points to 2.12 percent, the 60-day delinquency rate increased 4 basis points to 0.76 percent, and the 90-day delinquency bucket remained unchanged at 1.11 percent.

The delinquency rate includes loans that are at least one payment past due but does not include loans in the process of foreclosure. The percentage of loans in the foreclosure process at the end of the third quarter was 0.50 percent, up 2 basis points from the second quarter of 2025 and 5 basis points higher than one year ago.

Both Fannie and Freddie release serious delinquency (90+ days) data monthly.

These are mortgage loans that are “three monthly payments or more past due or in foreclosure”. The pandemic related increase in serious delinquencies was very different from the increase in delinquencies following the housing bubble. Lending standards have been fairly solid over the last decade, and most of these homeowners have equity in their homes – and they have been able to restructure their loans once they were employed.

And on foreclosures …

ICE reported that active foreclosures are still very low but have increased recently. have decreased and are near the records.

There were 103K foreclosure starts in Q3 2025, a 23% increase from the same period last year, but 18% below Q3 2019’s pre-pandemic levels with FHA loans accounting for 44% of foreclosure starts in Q3.

The number of loans in active foreclosure rose modestly year-over-year (18%), yet overall foreclosure volume remains historically low, with Q3 foreclosure sales (21K) at roughly half of 2019 levels.

FHA loans account for the majority of that rise, making up 38% of active foreclosures, roughly half of the annual rise in foreclosure starts and 80% of the rise in active foreclosures.

The resumption of VA foreclosure activity following last year’s moratorium is largely responsible for the remainder of the recent growth, with foreclosure inventory for portfolio-held loans and GSE mortgages largely flat year over year.

The bottom line is there will likely be an increase in delinquencies and foreclosures, but there will not be a huge wave of foreclosures as happened following the housing bubble. The distressed sales during the housing bust led to cascading price declines, and that will not happen this time.

 

For full report, please click the source link above.

 

FHFA Announces Conforming Loan Limit Values for 2026

Posted on by Safeguard

Industry Update
November 25, 2025

Source: Federal Housing Finance Agency

U.S. Federal Housing (FHFA) today announced the conforming loan limit values (CLLs) for mortgages Fannie Mae and Freddie Mac (the Enterprises) will acquire in 2026.  In most of the United States, the 2026 CLL value for one-unit properties will be $832,750, an increase of $26,250 from 2025.

National Baseline

The Housing and Economic Recovery Act (HERA) requires FHFA to adjust the Enterprises’ baseline CLL value each year to reflect the change in the average U.S. home price.  Earlier today, FHFA published its third quarter 2025 FHFA House Price Index® (FHFA HPI) report, which includes statistics for the increase in the average U.S. home value over the last four quarters.  According to the nominal, seasonally adjusted, expanded-data FHFA HPI, house prices increased 3.26 percent, on average, between the third quarters of 2024 and 2025.  Therefore, the baseline CLL in 2026 will increase by the same percentage.

High-Cost Areas

For areas in which 115 percent of the local median home value exceeds the baseline conforming loan limit value, the applicable loan limit will be higher than the baseline loan limit.   HERA establishes the high-cost area limit in those areas as a multiple of the area median home value, while setting the ceiling at 150 percent of the baseline limit.  Median home values generally increased in high-cost areas in 2025, which increased their CLL values.  The new ceiling loan limit for one-unit properties will be $1,249,125, which is 150 percent of $832,750.

Special statutory provisions establish different loan limits for Alaska, Hawaii, Guam, and the U.S. Virgin Islands.  In these areas, the baseline loan limit and the ceiling loan limit for one-unit properties will be $1,249,125 and $1,873,675, respectively.

Due to rising home values, the CLL values will be higher in all but 32 U.S. counties or county equivalents.

 

For full report, please click the source link above.

 

Pittsburgh Taxing Bodies Agree to Give Land Bank Power to Move Along Blighted Properties

Posted on by Safeguard

One Community Update
November 20, 2025

Source: wesa.fm

The battle to reclaim vacant and abandoned tax-delinquent houses and lots in the city of Pittsburgh scored a long-awaited victory. The city, the city’s school district and the county — the three entities that can tax property in the city — signed an agreement last week that lets the Pittsburgh Land Bank get a priority bid at sheriff’s sale.

In the past, when tax-delinquent properties come up for auction at sheriff’s sale — the last stage of the foreclosure process — the Land Bank gets outbid by private developers with deeper pockets. This agreement allows the Land Bank to get a first pass at a property when it goes up for auction and only pay what it costs to process the sale, which is about $3,000, according to Sally Stadelman, acting executive director of the Pittsburgh Land Bank.

A land bank is an organization that takes vacant or abandoned properties, particularly when they’re mired in debt and legal limbo, clears their titles and returns them to productive use.

The agreement signed last week slashes the amount of time it takes the Land Bank to clear the title of a tax-deliquent property from about two years to nine months, according to Stadelman.

“Every day that goes by with a vacant structure there, the chance that a hole develops in the roof, you get water infiltration,” Stadelman said. “And now you’ve quadrupled your cost to save that structure if you can even do it at all.”

The Land Bank was able to start work in 2023 after it received $3.5 million from the federal American Rescue Plan. Since then, they’ve acquired property already owned by the City of Pittsburgh and turned it into affordable housing projects or other community-led projects. This year, they’re on track to sell 80 properties and expect to make a similar amount next year, Stadelman said.

With the new agreement, Stadelman said, they will continue to prioritize nonprofit and affordable housing projects.

“We removed the barriers to the land access, so it will really be dependent on funding sources for entities to be able to complete those affordable housing projects.”

The agreement also adds two more seats to the Land Bank’s board — one for the county and one for the school district. It also guarantees that the Land Bank gets half of taxes generated on anything the Land Bank sells for five years after the property is sold. This is critical to its financial health.

Federal funds are set to run out in 2026 and the Pittsburgh Land Bank still lacks dedicated, consistent funding. The Land Bank is able to generate some revenue from the sales of property they clear but only has funding to operate at their “current capacity through 2027,” Stadelman said. They’re applying for grant funding from the state and city officials have organized a task force to find funding solutions but there’s no money set aside for the Land Bank in the upcoming city budget.

The city of Pittsburgh has anywhere between 5,000 and 20,000 properties that are tax- delinquent. But there’s only about 1,000 that need a land bank intervention, according to Stadelman.

“It’s not an endless problem,” Stadelman said. “Once you are able to turn over the worst of the worst properties that allows your market to stabilize and decrease the overall number of blighted properties. We don’t have to intervene with every last property. We just need to address the ones the market can’t, so that other owners who may be willing to sell, may want to come back and fix their home up.”

 

For full report, please click the source link above.

Blighted to Brand New: Land Bank Authority Celebrates Completed Rehabilitation Project

Posted on by Safeguard

One Community Update
November 18, 2025

Source: wwmt.com

The Calhoun County Land Bank Authority is celebrating the completion of its first rehabilitation project funded through the State Land Bank’s Blight Elimination Grant.

The grant consists of $5.5 million over two rounds and will cover eight rehabilitation projects in total, including the completed project along with seven additional ones.

The completed property, located at 56 Lathrop Ave. in Battle Creek’s Post Franklin Neighborhood, has been fully restored over the past five months, now standing updated and unrecognizable.

“It’s been fully renovated from top to bottom,” Krista Trout-Edwards, executive director of the Calhoun County Land Bank Authority, said.

Blight elimination projects focus on rehabilitating, stabilizing, and in some cases demolishing run-down properties that pose potential issues to surrounding communities, such as 56 Lathrop used to.

Before renovations took place, Trout-Edwards said the property was home to thefts and dumpings, causing concern for nearby neighbors.

“This house had a lot of trauma,” Trout-Edwards said. “My field team was out here quite a bit in 2024 to make sure that when the dumping happened, we were here, we were filing the police report and trying to really get at the root cause of it.”

The space now offers three bedrooms, 1.5 bathrooms, an open floor plan, and updated appliances.

Outside, the property showcases a shed, parking pad, and room for future owners to add a garage, if desired.

“It’s a new homeownership opportunity for someone to put down roots in the neighborhood,” Trout-Edwards said. “This house is part of a much bigger initiative to make communities cleaner, safer, and more valuable.”

The Calhoun County Land Bank Authority owns about 700 vacant parcels across the county, including 100 in the Post Franklin Neighborhood.

Over the past year, the authority has worked with the Neighborhood Planning Council on a strategy for how to best revamp and renew parcels for future use.

“A lot of times when people think of blight elimination, they think demo,” Trout-Edwards said. “But we have expanded that vernacular to include stabilization of buildings, rehabilitation of buildings, environmental remediation, all those things that prevent eventual demolition.”

Projects like this one create a snowball effect, with one investment made on a block inspiring other investments to follow, said Trout-Edwards.

Two lots across from 56 Lathrop have been sold to a neighbor to update, a new house has been built on property down the street, and Trout-Edwards hopes redevelopment will continue to spur.

“There’s just a lot of momentum here,” Trout-Edwards said. “And this house is just one piece.”

 

For full report, please click the source link above.

Land Bank Celebrates Dansville Property Development

Posted on by Safeguard

One Community Update
November 17, 2025

Source: www.thelcn.com

The Livingston County Land Bank Corporation has redeveloped a property it acquired in January 2022 with a new modular home.

County officials recently announced the development and sale of a previously vacant property in Dansville as part of the Land Bank’s ongoing effort to revitalize neglected properties across Livingston County.

The Land Bank, a not-for-profit corporation, originally acquired the Dansville property in January 2022. The Land Bank demolished the property’s existing structure and built the modular home on the lot.

“This project shows the ability of the Land Bank to acquire and develop properties that are often ignored” said Livingston County Land Bank Board Chairman Daniel L. Pangrazio, who is also supervisor for the town of Caledonia. “Neglected properties like this one will often sit vacant for years, but the Land Bank has the ability to demolish and build new homes — providing a great benefit to these neighborhoods.”

Livingston County Land Bank Executive Director Megan Crowe praised local community partners for their efforts on the project, including Avon Modular Homes, Lakeview Construction, and Realtor Anthony Scorsone.

A land bank is a governmental entity or non-profit corporation focused on the rehabilitation of vacant, abandoned and tax delinquent properties to go back on to the tax rolls.

In March, the Livingston County Land Bank was awarded a $2 million in Land Bank Initiative grant from New York State Homes and Community Renewal for the acquisition, demolition, rehabilitation, and redevelopment of properties across the county.

The Livingston County Land Bank Corporation is staffed and operated by the County Planning Department with assistance from other associated county departments. Land bank operations are directed by a seven-member board of directors.

New York established land banks in 2011, but set a limit of 20. That cap was reached in 2016 with other counties, including Livingston, still wishing to create land banks.

Livingston County had been talking with Genesee and Orleans counties and the City of Batavia about creating a regional land bank, but those talks eventually broke down. Livingston County then sought to create its own single-county land bank.

Livingston County submitted an application in late April 2017 to allow it to create the Livingston County Land Bank Corp., following state legislation that increased by five — to 25 from 20 — the number of land banks allowed in the state. The county’s application for a land bank was approved in July 2017.

The state Land Bank Program was established to help combat the problem of vacant and abandoned properties and allows municipalities to apply for and create land banks in their communities.

Since its establishment in August 2017, the Land Bank has actively worked to address vacant and abandoned properties throughout the region. The organization’s efforts have resulted in a number of property redevelopments along with several strategic demolitions, all aimed bringing unused or underutilized tracts back to productive use, county officials said.

At the time Livingston County established its land bank, then-County Administrator Ian M. Coyle said the county had identified about 225 properties in the county that could benefit from the land bank. Most of the properties were residential.

The Livingston County Land Bank’s first property was a 0.4-acre vacant residential lot at Canandaigua Street in Leicester. The property was originally slated to be included in the county’s annual tax foreclosure auction in July 2017, but was pulled from the auction to be considered for the newly-created Livingston County Land Bank. The property was later given to Habitat for Humanity for a new-build home.

The Land Bank’s mission is to support community development and boost the local economy by returning vacant, abandoned, underutilized, and tax-delinquent properties to productive use.

For more information, visit livingstoncountylandbank.org.

 

For full report, please click the source link above.