Property Tax Calculator
New York Property Tax Calculator
New York property tax with STAR program guidance and the upstate-vs-NYC rate divide.
New York property tax is a story of two states. New York City has relatively low effective rates (around 0.6–0.9%) but extraordinarily high assessed values; upstate counties have moderate assessed values but among the highest effective rates in the country (often 2.0–2.5%). The STAR program adds a separate layer of complexity — it's a state-funded rebate or credit for owner-occupied homes, distinct from a true exemption.
Estimated annual property tax
Enter your values and tap "Estimate tax" to see your result.
How property tax works in New York
STAR program (Basic and Enhanced)
Basic STAR provides a rebate or exemption on school property tax for owner-occupied homes with household income under $250,000. Enhanced STAR (for seniors 65+ with income under approximately $98,700 for 2024) provides a larger benefit.
STAR credit vs exemption
New STAR registrants receive a state check (credit), not a direct property tax reduction. Existing pre-2015 STAR exemption holders can keep the exemption but it's frozen and the credit grows faster — most should switch.
Upstate vs NYC rate gap
NYC effective rates run 0.6–0.9% on Class 1 residential. Westchester, Nassau, and Suffolk counties run 2.0–2.5%. Onondaga (Syracuse) and Erie (Buffalo) counties also exceed 2.5% in some municipalities.
Assessment cycles
New York counties reassess on a 1–4 year cycle. Recent reassessment in fast-appreciating areas can produce dramatic single-year jumps — often a strong appeal opportunity.
Senior citizen and veteran exemptions
Layered on top of STAR, with income limits typically $50,000–$60,000 for the senior exemption. Veterans qualify for partial exemptions of $15,000–$60,000 depending on service status.
Frequently asked questions about New York property tax
How does the STAR program work?
STAR is administered by the New York State Department of Taxation and Finance. New homeowners register online and receive an annual check from the state, sized to offset school property taxes. The amount varies by school district and household income — typically $200–$1,500 per year for Basic STAR.
Why is upstate New York property tax so high?
School district funding in New York is heavily local — over 50% of school costs come from property taxes in most upstate districts. Combined with smaller commercial tax bases (less revenue from offices and industry) and shrinking populations spreading fixed costs, effective rates climb. Some Suffolk County school districts have effective rates above 3%.
Should I switch from the old STAR exemption to the credit?
For most homeowners, yes. The exemption was frozen at 2015 levels while the credit grows annually with inflation and school tax increases. After 5–10 years, the credit's value typically exceeds the exemption's. The state's STAR program calculator can show the specific dollar difference for your district.
How does NYC property tax differ from the rest of New York?
NYC has a separate Class system: Class 1 (1–3 family homes) is assessed at about 6% of market value, with assessment increases capped at 6% per year and 20% over five years. Effective rates appear low (~0.7%) but the actual taxable structure is unique to NYC.
When is the New York property tax appeal deadline?
Varies by county and town. Most upstate towns have a 'Grievance Day' on the fourth Tuesday of May. NYC has a separate process through the Tax Commission with a March 15 deadline for protest. Always check your specific assessor's calendar.
Compare other states
People also ask
Is property tax tax-deductible in New York?
Federally, up to the SALT cap of $10,000 combined with state and local income taxes. New York residents typically max out the SALT cap easily because state income tax alone often exceeds $10,000. Most New York property tax is no longer federally deductible after the 2017 cap.
Can I appeal my New York property tax assessment?
Yes, through the local Board of Assessment Review on Grievance Day. Strong appeals come with comparable sales evidence dated to the valuation date. Many homeowners use representation services that work on contingency, similar to Texas.
How does New York compare to New Jersey on property tax?
Both have very high property tax burdens. New Jersey's effective rate is slightly higher on average (~2.2% vs NY's ~1.4% statewide), but NY upstate effective rates (Westchester, Nassau) are competitive with NJ. NJ has uniform high rates; NY has dramatic geographic variation.
Real-world scenarios
First-time buyer in Westchester or Long Island
Effective rates of 2.2–2.6% are common. On a $700,000 home, expect $15,000–$18,000 annual property tax — frequently exceeding the SALT cap and effectively non-deductible federally. Run the math against the same home in CT or NJ before assuming NY is the right buy.
Selling a long-held NYC condo
NYC's Class 2 residential (4+ unit buildings, including condos) has different assessment rules than 1–3 family homes. Long-held condos may have low assessed values relative to market, but the property tax structure is unrelated to the simpler Class 1 system most calculators model.
Senior planning for Enhanced STAR
If you're approaching 65 with household income under approximately $98,700, plan to apply for Enhanced STAR. The benefit is substantially larger than Basic STAR — sometimes 2–3x the credit amount. Apply through the state portal in the year you turn 65.