New York property tax explained: from Long Island to Buffalo

New York homeowners pay a typical property tax bill of $6,582 a year, the fourth highest of any state, behind only New Jersey, New Hampshire and Connecticut. That figure hides a state of extremes. Six counties have typical bills above $10,000. Upstate counties have some of the highest rates in the country. And the city with the most expensive homes has some of the lowest rates in the state.

The numbers at a glance

• Typical homeowner bill: $6,582 (US: $3,119)
• Typical home value: $423,800
• Effective rate: 1.55% of home value (US: 0.94%)
• Typical bill as a share of household income: 7.7%, about twice the national level

All figures are medians from the Census Bureau’s 2020 to 2024 American Community Survey. See every county on the New York page.

Where bills are highest: the suburbs

The highest bills are in the New York City suburbs. In Nassau, Suffolk, Westchester, Rockland and Putnam counties, the typical bill is above $10,000, the highest figure the Census survey reports. Home values are high, and so are rates: Suffolk’s effective rate is about 1.73%, Westchester’s about 1.51% and Nassau’s about 1.46%.

Suburban bills are dominated by school taxes. Long Island and Westchester have many small school districts, each with its own budget and tax, and they rely heavily on local property tax. Our guide to school districts explains why that drives bills up.

Where rates are highest: upstate

Upstate, bills are lower in dollars but rates are often much higher because homes are worth less. Allegany County has the highest effective rate in the state, about 2.9%. Orleans, Cattaraugus, Monroe (Rochester) and Cortland are all above 2.5%. In Monroe County, a home worth about $214,000 carries a typical bill of $5,616.

Erie County (Buffalo) has a rate near 2.0% and a typical bill of $4,622.

Why New York City is different

The five boroughs have the lowest effective rates in the state: about 0.71% in Brooklyn, 0.87% in Queens, 0.93% in Staten Island and 0.92% in Manhattan. Bills are still high in dollars because homes are expensive. Manhattan’s typical bill is above $10,000.

The city runs its own system. One-to-three-family homes (Class 1) are assessed at only 6% of market value, and their assessed value can rise no more than 6% a year or 20% over five years, however fast prices climb. Over time, that has kept taxes on many homes far below what their market value would suggest. Co-ops and condos are valued as if they were rental buildings, which also tends to keep values low. The city also relies more on its own income and sales taxes, so it needs less from property.

STAR: New York’s school tax break

The School Tax Relief program, known as STAR, lowers school taxes on a primary residence:

• Basic STAR is for owners with household income up to $500,000. Owners who bought their homes after 2015 get it as a check or direct deposit from the state (the STAR credit). Longtime owners may still get it as an exemption on the bill, with an income limit of $250,000.
• Enhanced STAR gives a larger break to owners 65 and older with income under a limit set each year.

You apply for the STAR credit through the state Department of Taxation and Finance, not your town. Many new buyers miss it. Other breaks include the senior citizens’ exemption, the veterans’ exemption and a disability exemption, which you apply for locally. See our senior relief guide.

The 2% tax cap

Since 2012, most local governments and school districts outside New York City have been limited to raising their total levy by 2% or the rate of inflation, whichever is lower. A town board can override the cap with a 60% vote, and a school district needs 60% of voters to approve a budget above the cap. The cap limits the total levy, not your bill. Your share can still rise faster if your home’s value rises faster than others nearby.

Challenging your assessment

Outside New York City, the deadline to challenge an assessment is Grievance Day, usually the fourth Tuesday in May in most towns. You file a form with the town’s Board of Assessment Review. If that fails, homeowners can use Small Claims Assessment Review, which costs little and does not need a lawyer.

In New York City, Class 1 owners appeal to the Tax Commission, usually by March 15. Our guide on how to appeal covers the evidence that works.

Thinking about moving within New York?

Moving a few miles can change your bill by thousands of dollars, because rates differ between towns, villages and school districts. Compare counties on the New York page, then check city and town pages for the place you are considering. Look up the school district for the exact address before you buy.