New York Property Tax Calculator — 2026 County Rates, STAR Exemption & NYC Assessment
New York has two completely different property tax systems operating simultaneously: New York City — where assessed values are calculated at a percentage of market value that varies by property class and has been frozen or manipulated for decades — and the rest of New York State, where county assessors determine market value and assessment practices vary dramatically across 62 counties and hundreds of school districts.
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Annual & monthly tax · Escrow · Mill rate · All 50 US states avg rates — 2026
Enter property value and tax rate to estimate your property taxes
The statewide effective property tax rate averages 1.73%, ranking New York among the five highest in the nation. But Westchester County averages 2.3%+, Nassau County averages 2.1%+, and upstate cities like Syracuse and Rochester carry some of the highest effective rates in the country at 3%+. Meanwhile Manhattan condos — despite $2M+ market values — generate modest tax bills due to NYC’s preferential assessment of condos and co-ops.
New York Property Tax Rates by Region — 2026
Downstate / NYC Metro
| Region | Effective Rate | Median Home Value | Est. Annual Tax |
|---|---|---|---|
| Manhattan (NYC) | 0.20%–0.50% | $1,200,000+ | $2,400–$6,000 |
| Brooklyn (NYC) | 0.40%–0.80% | $850,000 | $3,400–$6,800 |
| Queens (NYC) | 0.50%–0.80% | $600,000 | $3,000–$4,800 |
| Bronx (NYC) | 0.55%–0.85% | $440,000 | $2,420–$3,740 |
| Staten Island (NYC) | 0.75%–1.10% | $590,000 | $4,425–$6,490 |
| Nassau County (Long Island) | 1.90%–2.50% | $680,000 | $12,920–$17,000 |
| Suffolk County (Long Island) | 1.60%–2.00% | $530,000 | $8,480–$10,600 |
| Westchester County | 2.00%–2.80% | $750,000 | $15,000–$21,000 |
| Rockland County | 2.00%–2.50% | $490,000 | $9,800–$12,250 |
Upstate New York
| County | Major City | Effective Rate | Median Home Value | Est. Annual Tax |
|---|---|---|---|---|
| Albany County | Albany | 1.80%–2.40% | $250,000 | $4,500–$6,000 |
| Onondaga County | Syracuse | 2.80%–3.50% | $160,000 | $4,480–$5,600 |
| Monroe County | Rochester | 2.50%–3.20% | $175,000 | $4,375–$5,600 |
| Erie County | Buffalo | 2.00%–2.80% | $195,000 | $3,900–$5,460 |
| Niagara County | Niagara Falls | 2.50%–3.20% | $130,000 | $3,250–$4,160 |
NYC Property Tax — A System Apart
Four Property Classes
New York City classifies all properties into four classes, each taxed differently:
Class 1: 1-3 family homes, condos, and co-ops assessed at market value
- Assessment cap: increases capped at 6% per year or 20% over 5 years
- Result: Long-term NYC homeowners often pay on assessed values far below market
Class 2: Residential rentals (4+ units), large co-ops, apartment buildings
- Assessed at 45% of market value
- Tax rate approximately 12.3% of assessed value
Class 3: Utilities
Class 4: Commercial and industrial
The Manhattan Condo Anomaly
Manhattan condos are assessed using the income approach — as if they were rental income-producing properties. Because the rental income method produces lower assessed values than market value, Class 2 condos and co-ops in Manhattan generate property tax bills that seem shockingly low relative to purchase price.
Example: A $2,000,000 Manhattan condo might generate only $15,000–$25,000 in annual property tax — an effective rate of 0.75%–1.25% — despite a market rate that would produce $24,000+ in a straightforward assessment system.
Why this matters for buyers: Property tax is NOT proportional to purchase price in NYC. A $600,000 1-family home in Brooklyn may pay more in property taxes than a $2M Manhattan co-op. Always look up the current tax bill on the NYC Department of Finance website before making an offer, not just the percentage-of-price estimate.
NYC RPIE (Real Property Income and Expense)
Class 2 buildings must file annual income and expense statements with the NYC Department of Finance. Owners who don’t file face estimated assessments that are often higher than actual value.
New York State STAR Exemption Program
Basic STAR (School Tax Relief)
Available to all homeowners who own and occupy their primary residence in New York State. STAR reduces school district taxes on your property.
2026 STAR benefit:
- Reduces school district portion of your tax bill by $341–$2,000+ depending on county
- No income limit for Basic STAR (but income limit for exemption vs credit)
- Homeowners with income above $250,000 receive STAR as a credit on their income tax return — not as a property tax exemption
How to apply: New homeowners must register online with the New York State Department of Taxation and Finance. Once registered, the benefit is automatic annually.
Enhanced STAR — For Seniors
Available to homeowners 65+ with household income below $98,700 (2026).
Enhanced STAR provides approximately double the benefit of Basic STAR — typically $1,000–$4,000+ in annual savings depending on county.
Important: Enhanced STAR income limit is higher than many homeowners expect — $98,700 covers most middle-income retirees. Apply at your county assessor’s office.
STAR vs Other NY Exemptions
New York also offers:
- Veterans exemption: Percentage reduction based on military service and disability rating
- Senior exemption: Separate from STAR — reduces assessed value by 50% for qualifying seniors (under $37,400 income in most areas)
- Agricultural exemption: Special assessment for active farm property
Westchester & Nassau — NY’s Highest Tax Burden
Westchester County
Westchester has some of the highest property taxes in the United States. The combination of high school district levies and high home values creates annual tax bills that frequently exceed $20,000–$40,000 on above-average homes.
Why Westchester taxes are so high:
- Locally-funded school districts with high per-pupil spending
- No county-level consolidation of school costs
- High median household income drives high school spending expectations
On a $900,000 Scarsdale home: estimated annual tax $22,000–$28,000 ($1,833–$2,333/month).
Nassau County (Long Island)
Nassau County property taxes are notoriously difficult to estimate because the assessment system has historically been challenged in court and many homeowners carry discounted “base proportions” from prior appeal cycles. The county reassesses property less frequently than most, creating significant disparities between neighbors.
Nassau County property tax appeal success rate: Very high — the county’s assessment practices have led to systematic over-assessment challenges. An estimated 40%–60% of Nassau homeowners who formally appeal receive reductions.
For buyers in Nassau: Always check the current tax bill, understand whether any appeals or grievances are pending, and assume that taxes will reset if the property’s assessment changes.
New York Property Tax Examples — 2026
Example 1: Westchester Single-Family Home
Purchase price: $875,000, Yonkers, Westchester County Market value: $875,000 Effective rate: ~2.40% Estimated annual tax: $21,000 Monthly: $1,750
Tax on this home exceeds many other states’ property tax on a $1.5M+ home. This is why many NYC professionals who want a single-family home move to New Jersey or Connecticut instead.
Example 2: Buffalo, Erie County
Purchase price: $195,000 Effective rate: ~2.50% Estimated annual tax: $4,875 Monthly: $406
One of the more affordable major cities in New York for homeownership costs.
Example 3: Albany Area — 3-Bedroom Home
Purchase price: $250,000 Effective rate: ~2.20% STAR benefit applied: −$600 Estimated annual net tax: $4,900 Monthly: $408
Frequently Asked Questions
Why are New York property taxes so high?
New York’s property taxes are primarily driven by school district funding. Unlike states that fund education largely through state revenue, New York’s school districts rely heavily on local property taxes. Wealthy suburban districts with high spending demands — Westchester, Nassau, Scarsdale — generate the highest tax rates. Upstate cities like Syracuse and Rochester have high rates partly because commercial property pays a larger share of the levy, pushing residential rates up.
What is the STAR exemption in New York?
STAR (School Tax Relief) is a New York State program that reduces school district taxes for homeowners who own and occupy their primary residence. Basic STAR is available to all homeowners with income under $250,000 (above that, it converts to an income tax credit). Enhanced STAR is available to homeowners 65+ with income below $98,700 (2026) and provides approximately double the Basic STAR benefit.
Why are Manhattan property taxes so low relative to home values?
New York City assesses residential condos and co-ops (Class 2) using an income approach rather than market value. The assessed value is calculated based on what the property could rent for, not what it would sell for. Since rental income per square foot grows slower than luxury market prices, assessed values for Manhattan condos are systematically lower than market value — producing effective rates of 0.5%–1.25% rather than the 1.73% statewide average.
How do Nassau County property tax appeals work?
Nassau County homeowners can formally contest their property assessment through the Nassau County Assessment Review Commission (ARC). The annual deadline is March 1. Comparable sales showing lower per-square-foot values than your assessment support a reduction. Nassau has historically had very high appeal success rates due to systemic assessment issues. Many homeowners use property tax attorneys or consultants on a contingency basis (30%–40% of first year’s savings).
What is the property tax rate in New York City?
NYC property tax depends on property class and assessed value, not a simple percentage of market value. Class 1 (1-3 family homes) effective rates typically range from 0.40%–1.10% of market value. Class 2 (apartments, co-ops, condos) effective rates are typically 0.20%–1.25% of market value. The headline tax rate (applied to assessed value) is approximately 20.1% for Class 1 and 12.3% for Class 2 — but these apply to assessed values that are fractions of market value.
Data Sources
New York property tax rates and assessment ratios from the New York State Department of Taxation and Finance (tax.ny.gov), 2026 tax year. New York City property tax rates (Class 1–4) from NYC Department of Finance (finance.nyc.gov). School district tax levy data from
New York State Education Department (nysed.gov).
STAR (School Tax Relief) exemption amounts from NYS Department of Taxation and Finance — Basic STAR ($30,000 exemption) and Enhanced STAR (income-eligible seniors). Nassau and
Suffolk County assessment practices from respective County Assessor offices. Last verified: April 2026.
This calculator provides estimates for informational purposes only. Property tax bills vary by municipality, school district, and special district levies. Consult your local assessor’s office for your exact assessed value and applicable exemptions.
Related Calculators
For New York homebuyers evaluating total housing costs including the substantial tax burden, the Mortgage Calculator incorporates property tax into monthly PITI payments — a critical calculation in Westchester and Nassau where monthly tax costs frequently exceed $1,500. For New Yorkers comparing take-home pay to other states, the New York Paycheck Calculator shows the combined impact of NY State and NYC income taxes on salary. And for long-term wealth planning accounting for New York’s high housing costs, the Net Worth Calculator tracks equity growth against the carrying costs of New York homeownership.