New York Property Tax Calculator
2026Calculate property taxes in New York. The average effective property tax rate in NY is 1.62%, which is above the national average of 1.1%. Estimate your annual property tax bill.
Written and reviewed by Konstantin Iakovlev · Methodology · Updated
Annual Property Tax
$5,670.00
Monthly Equivalent
$472.50
Effective Rate
1.620%
Property Tax Breakdown
| Assessed Value | $350,000.00 |
| Homestead Exemption | $0.00 |
| Taxable Value | $350,000.00 |
| Annual Tax | $5,670.00 |
| Monthly Equivalent | $472.50 |
Disclaimer: This calculator is for informational purposes only and does not constitute tax, financial, or legal advice. Results are estimates based on the information you provide and current rates. Always consult a qualified tax professional or financial advisor for advice specific to your situation.
How is property tax calculated in New York?
New York's average effective property tax rate is 1.62% of assessed value (2026), in the upper-middle nationally. Property tax is administered by counties and municipalities — the state sets a framework, but local taxing authorities (school districts, county boards, special-service districts, fire/police districts) levy their own millage rates that stack onto the bill.
Your tax bill is the assessed value times the combined millage rate (1 mill = $1 per $1,000 of assessed value). Many jurisdictions assess at less than 100% of market value (e.g., 80% or 50%), so the effective rate on market value can be much lower than the headline millage. Common reductions include homestead exemptions (primary residence discount), senior or disabled-person freezes, veteran exemptions, and farm/agricultural use deferrals — these can cut a primary-residence bill by 10–50% in many states.
Most jurisdictions reassess property values every 1–4 years; rapid market gains can produce large bill jumps unless capped by state law (e.g., California's Proposition 13 limits annual increases to 2% on a primary residence; Texas caps homesteads at 10%/yr). Property tax is deductible federally as part of the SALT itemized deduction, capped at a combined $40,000 in 2026 under OBBBA (raised from $10,000), with a 30% phase-down on MAGI above $500,000 (floor $10,000). Use this calculator to estimate your annual bill and monthly escrow contribution.
New York property assessment, homestead exemption, and appeal process
- Assessment ratio
- Varies dramatically by municipality (NYC residential ~6% via Class 1 fractional system)
- Median home price (Q4 2025)
- $470,000
- Homestead exemption
- STAR (School Tax Relief): Basic ($30K) and Enhanced (over 65, up to $86K depending on income) exemptions
New York property tax administration is notoriously complex due to fragmented jurisdictions (over 1,200 taxing districts) and fractional assessment systems — NYC's Class 1 (1-3 family) is assessed at ~6% of market value while Class 2 (apartments) is ~45%. Effective rates statewide average ~1.40%. The STAR program provides school-tax exemptions: Basic STAR ($30K) for under $250K AGI; Enhanced STAR (age 65+, up to $86K depending on income) provides much larger savings. Bills are due quarterly in NYC; semi-annually upstate.
New York Property Tax Details (2026)
| Avg. Effective Property Tax Rate | 1.62% |
| National Average | 1.1% |
| vs. National Average | +0.52% above |
| Estate Tax | Yes (exemption: $7,160,000) |
| State Sales Tax | 4% |
| State Income Tax | progressive (up to 10.9%) |
New York property tax — frequently asked questions
Why is New York property tax administration so complicated?
NY property tax is administered by 1,200+ taxing districts (counties, cities, towns, villages, school districts, fire districts). Cities use fractional assessment systems — NYC's Class 1 (1-3 family) is assessed at ~6% of market value while Class 2 (apartments) is ~45%. Effective rates statewide average ~1.40% but vary widely (Westchester ~2.5%, NYC ~0.9%). The STAR program provides school-tax exemptions: Basic STAR ($30K) for under $250K AGI, Enhanced STAR (age 65+, up to $86K depending on income) — the biggest source of homeowner relief.
What is the STAR property tax exemption?
STAR (School Tax Relief) exempts a portion of assessed value from school taxes. Basic STAR: $30,000 exemption for owner-occupied primary residences with combined AGI under $250,000. Enhanced STAR: larger exemption (up to $86K depending on county) for owners 65+ with combined AGI under $107,300 (2026). Apply through your county assessor or via the NYS STAR registration. Existing recipients (registered before 2016) get a STAR credit check; new applicants get a STAR exemption applied directly to their bill.
How do I appeal NYC property tax?
NYC property assessments are issued in January. Appeal within 14 days (Class 1) or by March 15 (Class 2-4) by filing a "Request for Review" with the NYC Department of Finance, then if unresolved a "RPIE" (Real Property Income & Expense) protest for income-producing properties. NYC's Tax Commission hears appeals through November. Outside NYC, file a "Grievance Day" complaint with your local Board of Assessment Review (4th Tuesday of May in most municipalities) — must show comparable assessed values are lower for similar properties.
When are New York property tax bills due?
Bills are due quarterly in NYC (July 1, October 1, January 1, April 1). Outside NYC, most counties use semi-annual schedules: January 31 + July 1, or county-specific dates. Delinquency penalties vary by jurisdiction (typically 5-12% annually). NYC offers a 0.5% discount for full-year prepayment by July 15. Most owners choose escrow through their mortgage holder, with payments included in monthly PITI.