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Sheet NY · 2026 rules

New York Property Tax Calculator

New York’s Tax Department explains that properties in a municipality generally use a uniform percentage of market value, with separate systems in New York City and Nassau County. The municipality’s level of assessment can be below 100%, so assessed value is not automatically the estimated sale price.

Rules verified 15 primary sources Editorial policy

Estimate your 2026 New York bill

Approved shared exemption, bill credits and charges (optional)

The same assessed-value amount must apply to Local ad valorem levies. Different approvals or bases require the prepared levy worksheet. Do not repeat relief already deducted.

Use the assessing authority’s value, recorded classification and current rates. Worked examples use hypothetical rates unless labeled statutory.

New York · 2026 residential assessment worksheet Needs inputs
New York estimated annual property tax —
  • Tax — Local ad valorem levies —
  • Credits subtracted —
  • Fixed charges added —
Per month (annual ÷ 12) —
What was applied Enter the assessor’s residential full value from the assessment notice.
Assessed value after ratio and cap —
Taxable value — Local ad valorem levies —
Effective rate on market value —

What this estimate leaves out

How New York turns value into a tax bill

New York statewide rules
StepNew York ruleSource
Value Use the valuation for the assessment year shown on your notice. Exemptions, rate units and levy classifications below must match that same notice. [1]
Assessment Approved assessment ratio you enter (Municipal level of assessment for this residential class)Assessment percentage is set locally and can be any uniform percentage up to 100%; New York City and Nassau County use separate class systems. Enter 100 only for a full-value roll. [1]
Annual limit No automatic parcel bill cap is inferred from a limit on a jurisdiction’s total levy.
Exemptions Other relief is applied only from a recorded approval; the calculator does not decide qualification.
Rate Local ad valorem levies: local rate — you enter it.Local ad valorem levies from the applicable taxing authority. The rate is not a Census ratio.

How New York assesses, grieves and applies STAR to residential tax

Outside New York City and Nassau County, every property in a municipality must be assessed at the same uniform percentage of market value each year.1 That level of assessment can be 5 percent, 20 percent, 50 percent or any other percentage up to 100 percent2, and each municipality sets its own, unlike most states.3 Assessments reflect a property's condition and ownership on the taxable status date, March 1 in most communities,4 and its value on the preceding July 1.5

The tentative roll comes out May 1 in most communities, Grievance Day falls on the fourth Tuesday in May, and the final roll is filed July 1.4 The state offers aid for cyclical reassessments to assessing units that commit to reappraising all property at least once every four years, up to $5 per parcel in a full-reappraisal year.6 State equalization rates let school and county taxes be shared among municipalities with different levels of assessment3; they do not correct an individual assessment.3 Local tax rates are typically quoted per $1,000 of assessed value.7

To contest an assessment outside New York City and Nassau, file Form RP-524 with the assessor or board of assessment review by Grievance Day in most communities.8 Suffolk town boards meet on the third Tuesday in May and Westchester town boards on the third Tuesday in June.8 New York City complaints are due March 15 for Class One properties and March 1 for all others;8 Nassau's deadline is March 1.8 After the board decides, owner-occupants of one-, two- or three-family homes can use Small Claims Assessment Review for a $30 filing fee,8 or any owner can bring an Article 7 tax certiorari case in State Supreme Court.8 Either must be started within 30 days of the filing of the final roll or notice of it, whichever is later.8

STAR reduces school taxes only, except in New York, Buffalo, Rochester, Yonkers and Syracuse, where it also reaches city taxes.10 It comes as a credit check or, only for owners who have received it at the same home since 2015, as an exemption on the school bill.9 Basic STAR's income limit is $500,000 for the credit and $250,000 for the exemption.10 Enhanced STAR requires income of $110,750 or less for 2026-2027 and $113,550 for 2027-2028, and is based on the first $88,500 of full value.10 From 2026, only one resident owner must be at least 65.12

For 2026-2027, STAR base amounts are $30,000 (Basic) and $88,500 (Enhanced).11 The town-level exemption starts from the base amount times the prior-year equalization rate (and any sales price differential factor).11 An exemption holder saves the lesser of that exemption times the school tax rate, excluding library levies, or the published maximum savings.11 The STAR credit can rise by as much as 2% from one year to the next.11

Counties, cities, towns, villages and school districts may each opt to grant seniors 65 and older an exemption of up to 50% of assessed value.13 Each sets its own income ceiling between $3,000 and $50,000.13 Where the ceiling is $50,000, optional sliding scales extend a 20% exemption below $55,700, 10% below $57,500 and 5% below $58,400,13 and an increased exemption can reach 65% for incomes under $47,000.13 Applications are due March 1 in most communities.13 Veterans exemptions are also local options.14 The alternative veterans exemption gives 15% of assessed value for wartime service,15 another 10% for combat-zone service, plus half the service-connected disability rating,15 each capped at dollar limits set by the taxing jurisdiction.15

There is no single statewide due date. School tax bills are mailed in early September in most communities, and municipal and county bills in early January; payment deadlines vary by school district, municipality and county.4

Worked example

Assessment: $400,000 x 15% = $60,000. School tax before STAR: $60,000 x $25 / $1,000 = $1,500.00. Basic STAR Amount A: $30,000 x 0.15 (equalization rate 15.00, no sales price differential factor) = $4,500 of assessed value. School taxable value: $60,000 - $4,500 = $55,500. School tax after STAR: $55,500 x $25 / $1,000 = $1,387.50 (STAR savings $4,500 x $25 / $1,000 = $112.50, assumed below the district's maximum savings). Enhanced STAR variant: $88,500 x 0.15 = $13,275; savings $13,275 x $25 / $1,000 = $331.875, about $331.88; school tax $1,168.13.

New York worked example
LineTaxable valueTax
Local ad valorem levies at 25 mills$55,500.00$1,387.50
Annual total$1,387.50

Left to your local bill

Census context, not a rate

American Community Survey 2020–2024: median owner-occupied value $423,800 (±$1,627), median real-estate taxes $6,582 (±$21). Dividing one by the other gives 1.55% for New York. Tables B25077 and B25103; why it is only context.

Sources

  1. tax.ny.govNew York State Department of Taxation and Finance: Assessments, read .
    “All properties in your municipality (except in New York City and Nassau County) are required to be assessed at a uniform percentage of market value each year.”
  2. tax.ny.govNew York State Department of Taxation and Finance: The roles of the assessor, read .
    “New York State law requires that all property within a municipality is assessed at a uniform percent of market value. The level of assessment can be 5 percent, 20 percent, 50 percent, or any other percentage, up to 100 percent.”
  3. tax.ny.govNYS Tax Department: Equalization rates, read .
    “Each municipality determines its own level of assessment (this is in contrast to most states that require one level of assessment statewide). … In order to distribute school district or county taxes among multiple municipalities, the level of assessment of each municipality must be equalized to full market value.”
  4. tax.ny.govNYS Tax Department: Property tax calendar, read .
    “1. Taxable Status Date March 1 in most communities* Due date for exemption applications … 2. Tentative Roll Date May 1 in most communities* Tentative assessment roll is made available to the public”
  5. tax.ny.govNYS Tax Department: What is a reassessment, and why are they needed?, read .
    “RPTL Section 301 "All real property, assessed as of a March first taxable status date, shall be valued as of the preceding first day of July”
  6. tax.ny.govNYS Tax Department: State assistance for assessment administration, read .
    “To be eligible, assessing units must commit to conducting reappraisals of all property at least once every four years. Up to $5 per parcel is available in the year of a full reappraisal.”
  7. tax.ny.govNYS Tax Department Pub 1113, How real property tax works, read .
    “(Tax rates are typically based upon $1,000 of assessed value.)”
  8. tax.ny.govNYS Tax Department: Grievance procedures, read .
    “In most communities, the deadline for submitting Form RP-524 is Grievance Day (see below). … Suffolk County - the town BAR meets on the third Tuesday in May. Westchester County - the town BAR meets on the third Tuesday in June.”
  9. tax.ny.govNYS Tax Department: STAR eligibility, read .
    “STAR exemption – a reduction on your school tax bill. If you’ve been receiving the STAR exemption since 2015, you can continue to receive it for the same primary residence. The STAR exemption is no longer available to new homeowners.”
  10. tax.ny.govNYS Tax Department: Types of STAR, read .
    “the income limit for the Basic STAR credit is $500,000 (the income limit for the Basic STAR exemption is $250,000); … $110,750 or less for the 2026-2027 school year $113,550 or less for the 2027-2028 school year based on the first $88,500 of the full value of a home for the 2026-2027 school year”
  11. tax.ny.govNYS Tax Department: Calculating STAR exemptions and credits, read .
    “For the 2026-2027 school year, the Enhanced STAR base amount is $88,500 and the Basic STAR base amount is $30,000. … $30,000 (Basic STAR base amount) × Prior year equalization rate (or current year level of assessment for municipalities conducting reassessments) × Sales price differential factor (if applicable) = Amount A”
  12. tax.ny.govNYS Tax Department: It's getting easier to qualify for STAR, read .
    “Beginning in 2026, only one resident owner of the property—regardless of the relationship of the owners—must be at least 65 as of December 31 of the benefit year.”
  13. tax.ny.govNYS Tax Department: Senior citizens exemption, read .
    “Local governments and school districts in New York State can opt to grant a reduction on the amount of property taxes paid by qualifying senior citizens. This is accomplished by reducing the taxable assessment of the senior's home by as much as 50%. … For the 50% exemption, the law allows each county, city, town, village, or school district to set the maximum income limit at any figure between $3,000 and $50,000.”
  14. tax.ny.govNYS Tax Department: Veterans exemptions, read .
    “Municipalities may choose whether they offer these exemptions.”
  15. tax.ny.govNYS Tax Department: Alternative veterans exemption overview, read .
    “15% reduction in assessed value to veterans who served during a time of war … additional 10% reduction in assessed value to veterans serving in combat zones (includes recipients of expeditionary medals) additional reduction in assessed value to veterans who incur service-connected disabilities, equal to one-half of their service-connected disability ratings”

Bordering jurisdictions

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