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 about 1.40% — roughly $5,026 a year on the median $359,000 home, or $419 a month through escrow, before any STAR benefit. Updated 2026-08-04.

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. The statewide effective rate is approximately 1.40% of market value, placing New York 0.30% above the national average of 1.10%.

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 1.40% figure is a weighted average across all New York counties.

On the median New York home valued at $359,000, the typical annual property tax bill is about $5,026 — or roughly $419 per month when paid through a mortgage escrow account.

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

In New York, property taxes are assessed and collected at the county level. Each county has an assessor who determines property values and a treasurer (or equivalent office) who collects taxes. The state sets the framework and maximum rates; counties, municipalities, and school districts each add their own levies within those limits.

Mill rates (expressed as dollars of tax per $1,000 of assessed value) are set annually based on local budget needs. A mill rate of 10 equals a 1.0% effective rate. Most jurisdictions reassess properties every one to four years, though some reassess annually. 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 rate, contact your New York county assessor's office or check your county's official website. Your most recent property tax bill will also show the breakdown of all levies applied to your parcel.

New York Property Tax Exemptions and Relief Programs

New York offers the Basic STAR (School Tax Relief) exemption for owner-occupied primary residences, with Enhanced STAR available to senior homeowners subject to a combined income limit of $110,750 or less for the 2026 benefit year.

Veterans may qualify for a partial or full exemption depending on disability rating and service history. Agricultural land often receives a preferential assessment based on use-value rather than market value. If you believe your assessment is incorrect, you have the right to appeal — typically within 30 to 90 days of receiving your assessment notice.

To apply for any exemption, contact your county assessor. Most exemptions require an annual or one-time application and proof of eligibility (residency, age, disability documentation, etc.).

New York STAR Credit: What It Cuts from the Estimate Above

The School Tax Relief (STAR) programme is the single largest reduction available to a New York homeowner, and the figure this calculator returns is the bill before it. 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. 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. 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 2026-08-04.

Tips to Manage Your New York Property Tax Bill

First, verify your assessment is accurate. Review your property record card at the county 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 property tax due dates vary by locality. NYC bills quarterly; most counties bill semi-annually.

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

Most New York municipalities do not assess at full 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 on the NY Department of Taxation and Finance equalization rate pages, 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 an upstate benchmark 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 the cap compounds slower than the market, a house held for a decade often sits far below market on the assessment roll, and the effective rate on what it would sell for today is typically well under 1%.
• Class 2 — co-ops and condos. Assessed at 45% of a value the city derives from comparable rental income, not from sale prices. This is the single most misunderstood rule in NYC property tax: a co-op that sells for $2 million can be assessed as though it were a rental building, so 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 — it is applied at the building level and is missed surprisingly often after a sale. 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 1.40% statewide effective rate used above is a reasonable starting point. Updated 2026-08-25.

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 towns hold Grievance Day on the fourth Tuesday in May, though some vary, so confirm 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, owner-occupied residential property can escalate to Small Claims Assessment Review (SCAR) for a modest filing fee, heard by a hearing officer without a lawyer — the reason SCAR exists is to let ordinary homeowners appeal without legal costs. New York City and Nassau run their own calendars and forms through the Tax Commission and Assessment Review Commission respectively, with earlier deadlines, typically in the first quarter. 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 2026-08-17.