New York Property Tax Calculator 2026

The New York property tax calculator is a free, browser-based tool that estimates your annual property tax bill from your home's market value. New York's statewide effective rate is 1.30% — about $5,509 a year on a $423,800 home (the Census median value), or $459 a month through escrow. The calculator does not work out a STAR benefit for you. Updated October 2026.

How New York Property Tax Works

Property tax in New York is an annual tax levied on real estate by local governments — primarily counties, municipalities, and school districts. The amount you owe is determined by your property's assessed value multiplied by the local mill rate. On average, New York homeowners pay 1.30% of their home's value in property tax each year, 0.36 percentage points above the U.S. figure of 0.94%.

The effective rate combines all local levies: county tax, municipal tax, school district tax, and any special assessments. Because New York has multiple taxing jurisdictions, your actual rate depends heavily on where in the state your property is located. The 1.30% figure is all real-estate tax paid on owner-occupied homes in New York divided by their total value, as published in the Tax Foundation's Property Taxes by State and County, 2026 from Census Bureau American Community Survey data for 2020–2024. It is a statewide average — not a rate any single jurisdiction charges, and not your bill.

The Census Bureau puts the median owner-occupied home in New York at $423,800 and the median real-estate tax bill at $6,582 a year — roughly $548 per month when paid through a mortgage escrow account (American Community Survey, 2020–2024).

Who Collects Property Tax in New York — and How Rates Are Set

In New York, property is valued by a local assessor — most work for a city or town, a few for a county or village — and the county, city or town, village, school district and special districts each set their own levy on that assessment. Most homeowners therefore get two bills a year: a school tax bill in early September and a county and town bill in early January, though the calendar differs in some downstate counties and cities.

Mill rates (expressed as dollars of tax per $1,000 of assessed value) are set annually based on local budget needs. Ten mills is 1% of assessed value, which equals 1% of market value only where homes are assessed at full market value. New York has no single statewide assessment ratio: each city or town chooses its own uniform percentage of market value, shown on the assessment roll and the tax bill, and the state publishes an equalization rate for every municipality. New York City and Nassau County are the exceptions - they are not required to assess every property at one uniform percentage. If your home's market value rises faster than neighboring properties, your share of the tax burden can increase even if the mill rate stays the same.

To find your exact rates, read a full year of bills — the school tax bill and the county and town bill each list the tax rate per $1,000 of assessed value for every jurisdiction, along with your taxable assessed value and exemptions. Your city or town assessor can explain the assessment but does not set the tax rates.

New York Property Tax Exemptions and Relief Programs

New York's main statewide relief is STAR (School Tax Relief), which reduces school taxes on a primary residence. Basic STAR is based on the first $30,000 of the home's full value and is open to owners with income of $500,000 or less for the STAR credit ($250,000 or less for the older STAR exemption, which is closed to new applicants). Enhanced STAR, where at least one resident owner is 65 or older, is based on the first $88,500 of full value for the 2026-2027 school year and has an income limit of $110,750 for 2026 benefits ($113,550 for 2027). Separately, counties, municipalities and school districts may choose to offer a senior citizens exemption of up to 50% of assessed value, veterans exemptions and an exemption for persons with disabilities and limited incomes, each with locally set rules, so ask your assessor which apply where you live. Source: New York State Department of Taxation and Finance — STAR eligibility.

Eligible farmland can receive an agricultural assessment, which values the land by its agricultural use rather than its market value. If you believe your assessment is too high, you have the right to contest it — in most communities the deadline is Grievance Day, the fourth Tuesday in May (see the grievance section below).

New homeowners register for the STAR credit with the New York State Tax Department, not with the assessor, and only need to register once. The senior citizens, veterans and disability exemptions are applied for with your city or town assessor; in most communities the deadline is March 1 (the taxable status date), but confirm it locally.

New York STAR in 2026: Income Limits and Rules

The School Tax Relief (STAR) programme is New York's main statewide relief for homeowners. It applies to school district taxes only (in New York City, Buffalo, Rochester, Yonkers and Syracuse it is split between city and school taxes), and this calculator does not work it out for you. Two tiers exist:

• Basic STAR — for owner-occupied primary residences with combined owner and spouse income of $500,000 or less for the STAR credit ($250,000 or less for the older STAR exemption, which is closed to new applicants). The benefit is based on the first $30,000 of a home's full value, so it is worth far more proportionally on a modest home than a large one.
• Enhanced STAR — for seniors, with a much tighter income limit of $110,750 or less for 2026 benefits ($113,550 for 2027) and a benefit based on the first $88,500 of full value for the 2026–2027 school year. From the 2026 benefit year the limit applies to the combined incomes of owners and their spouses who primarily reside at the property.
• The 2026 age rule got easier. Beginning in 2026 only one resident owner needs to be at least 65 as of 31 December of the benefit year, regardless of how the owners are related. Previously co-owners other than spouses and siblings all had to meet the age test.

Eligibility for the 2026 benefit is assessed against your 2024 income tax return, not a current one. If you already receive the STAR credit you do not need to apply to move up to Enhanced STAR — the Department of Taxation and Finance upgrades you automatically when you qualify. Check the current thresholds at NY Department of Taxation and Finance STAR eligibility. Updated October 2026.

Tips to Manage Your New York Property Tax Bill

First, verify your assessment is accurate. Review your property record card at your city or town assessor's office and check for errors in square footage, bedroom/bathroom count, or lot size. Even small errors can inflate your assessed value and tax bill. If the assessment seems high, look up recent sale prices of comparable homes in your neighborhood and file an appeal if warranted.

Second, apply for every exemption you qualify for. Homestead, senior, veteran, and disability exemptions can reduce your taxable value by thousands of dollars. Third, if your mortgage servicer handles tax payments through escrow, review your escrow statement annually. Servicers sometimes over-estimate and hold excess funds — you may be entitled to a refund. Finally, New York has no single statewide due date. In most communities the school tax bill arrives in early September and the county and town bill in early January, and the payment deadlines printed on them vary by school district and municipality. New York City bills quarterly (due 1 July, 1 October, 1 January and 1 April) when a property's assessed value is $250,000 or less, and twice a year (1 July and 1 January) above that.

How to Check Whether You Are Over-Assessed in New York

Many New York municipalities assess at a fraction of market value, which makes a raw assessed figure impossible to judge on its own. The number that makes it comparable is the Residential Assessment Ratio (RAR) — the percentage of market value at which your municipality assesses homes, published annually by the state. Divide your assessed value by the RAR to get your assessor's implied opinion of what your house is worth. A home assessed at $180,000 in a town with a 60% RAR is being valued at $300,000. If comparable homes on your street are selling for $260,000, you are over-assessed by roughly 15% and paying that much extra every year until you challenge it. Look up your municipality's RAR and equalization rate in Municipal Profiles, linked from the NY Department of Taxation and Finance equalization rate page, then compare against three recent arm's-length sales of similar homes nearby. This single check is worth more than every other tip on this page.

Why a Statewide Rate Misses in New York City

If your property is in one of the five boroughs, treat the estimate above as a statewide average rather than your bill. New York City does not apply a single effective rate to market value — it sorts every property into four tax classes and assesses each one differently, which is why two homes of identical sale price can carry tax bills that differ by thousands.

• Class 1 — one-to-three family homes. Assessed at 6% of market value, with assessment increases capped at 6% per year and 20% over five years. Because of the caps, the assessed value on the roll can sit below 6% of what the house would sell for today. Census-based figures for all owner-occupied homes put the effective rate at 0.56% in Brooklyn (Kings County), 0.75% in Queens, 0.78% in the Bronx and 0.88% on Staten Island (Tax Foundation 2026 county table, Census ACS 2020–2024).
• Class 2 — co-ops and condos. Assessed at 45% of a value the city derives from the income and expenses of comparable rental buildings, not from sale prices. State law requires this, so a co-op that sells for $2 million is valued as though it were a rental building and its bill bears little relation to what the buyer paid.
• Co-op/Condo Abatement. Owners who use the unit as a primary residence can take a further reduction of roughly 17.5% to 28.1%, tiered by average assessed value per unit — smaller assessments get the larger break.

Practical consequence: an NYC owner should start from the assessed value printed on the Notice of Property Value, not from the purchase price, and check whether the abatement is actually being applied — the board or managing agent applies for the whole building each year (by 15 February), and a buyer must own the unit by 5 January to receive it for the tax year that starts on 1 July. Current class rates are published by the NYC Department of Finance, and the abatement rules sit on the co-op and condo abatement page. Outside the city the picture reverses: the same county table shows 2.41% in Monroe County (Rochester), 2.22% in Onondaga County (Syracuse) and 1.72% in Erie County (Buffalo), so the 1.30% statewide average understates many upstate bills — enter the rate from your own bills in the rate field above. Updated October 2026.

Grieving Your New York Assessment — Deadlines and Forms

New York has a formal, free challenge process, and missing the date costs you a whole year. Outside New York City and Nassau County, most communities hold Grievance Day on the fourth Tuesday in May (the third Tuesday in May in Suffolk County towns and the third Tuesday in June in Westchester County towns), so confirm the date with your assessor. You file Form RP-524, Complaint on Real Property Assessment, with the Board of Assessment Review, attaching your comparable sales evidence. If the board denies or under-adjusts your claim, owners who live in a one-to-three family home can escalate to Small Claims Assessment Review (SCAR) for a $30 filing fee, heard by a hearing officer — a low-cost route that must be started within 30 days of the final assessment roll being filed. New York City and Nassau run their own calendars and forms through the Tax Commission and Assessment Review Commission respectively, with earlier deadlines: March 15 for Class 1 homes and March 1 for other classes in New York City, and March 1 in Nassau County. Two practical notes: you are challenging the assessment, never the tax rate, and a successful grievance lowers the base every future year's bill is calculated from, so the payoff compounds. Updated October 2026.