The average New York property tax rate is about 1.3% of a home’s value, which comes to roughly $6,582 a year on the typical New York home. That makes New York property tax one of the higher burdens in the country. This guide breaks down the New York property tax rate, what the typical bill looks like, how your bill is figured, where the money goes, and — most useful
of all — how to check whether you are overpaying and how to pay less.
New York Property Tax at a Glance
| Effective tax rate | 1.3% |
| Median annual bill | $6,582 |
| Median home value | $423,800 |
| Rank among states | #11 of 50 highest |
| vs. U.S. average | $2,311 above the U.S. average ($4,271) |
| Reassessed | Varies by municipality. New York does not mandate a statewide reassessment cycle, so each city or town sets its own schedule — some reassess every year or every few years, while others do so far less often. |
Rate & bill: U.S. Census Bureau ACS 2024 5-year (effective rate B25090/B25082 – the Tax Foundation method; median bill B25103; value B25077).
| New York Property Tax | Figure |
|---|---|
| Effective property tax rate | 1.3% |
| Median annual property tax bill | $6,582 |
| Median home value | $423,800 |
| Rank (highest to lowest) | #11 of 50 states |
| U.S. average bill | $4,271 |
In This New York Guide:
What Is the New York Property Tax Rate?
The New York property tax rate is not one flat number — it is the combined result of your county, city, township, and school-district rates, applied to your home’s assessed value. Across New York, homeowners pay about 1.3% of their home’s value on average, or around $6,582 a year on a typical $423,800 home. That puts New York near the top nationally — ranked #11 of 50 states from highest
to lowest.
Two homes worth the same amount can still owe very different bills depending on the town and school district, so treat the statewide figure as a starting point, not your exact bill.
The numbers on this page reflect your property’s assessed value and the combined local rates — if your bill jumped, start by reviewing the assessed value on your notice to see whether it reasonably reflects what your home would sell for. Many homeowners also find they qualify for an exemption, such as STAR or a senior, veteran, or disability benefit, that they hadn’t claimed, so it’s worth asking your city
or town assessor.
If the assessment still looks too high after that, you have the right to a review, and your assessor’s office can explain how the process works in your community.
Think your New York bill is too high? Check in two minutes.
How New York Property Tax Is Calculated
Your New York property tax starts with an assessed value set by Local assessors — in New York, property is assessed by a city or town assessor (a local government official, elected or appointed), not by the county. Some assessors serve a village or work under a county-coordinated arrangement, but the assessing unit is generally the city or town.. Your assessor first estimates your property’s market value, then applies a
uniform percentage of that market value — the “level of assessment” set locally under state law — to arrive at your assessed value.
Look for the assessed value listed on your assessment notice; that is the figure your tax is based on. That assessed value is then multiplied by the combined local tax rate to produce your bill. In New York, property is generally reassessed Varies by municipality. New York does not mandate a statewide reassessment cycle, so each city or town sets its own schedule — some reassess every year or every
few years, while others do so far less often..
The single most important number to check is your assessed value: if it is higher than what your home would sell for, your bill is too high — and that is exactly what an appeal fixes.
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The actual rates in New York are set by The rate isn’t set by one office. Each taxing jurisdiction sets its own — the county, the city or town, any village, the school district, and special districts (fire, water, sewer, etc.) — and these are combined on your bill.. That is why your neighbor one town over can pay a different bill on an identical house.
Where Your New York Property Tax Money Goes
New York property taxes mostly fund public schools, which typically make up the largest share of the bill, along with county and municipal services such as police and fire, roads, and local programs. For most New York homeowners, the school-district share is the biggest single piece of the bill, which is why property taxes tend to be highest where schools rely most on local funding.
One New York note: New York is unusual in not mandating a reassessment cycle and in letting each municipality assess at its own uniform fraction of market value rather than at full value, so assessment levels differ from town to town. The state also runs STAR (the School Tax Relief program), a New York–specific benefit that reduces school taxes for eligible owner-occupants.
How New York Property Tax Compares
The U.S. average property tax bill is about $4,271 a year. The typical New York bill of $6,582 is $2,311 above that. Remember that a low rate does not always mean a low bill — a state with cheap rates but expensive homes can still cost you more than New York. The dollar bill and your own assessment matter more than the headline rate.
How to Lower Your New York Property Tax
You cannot change the New York property tax rate, but you have two real levers on your own bill. First, claim every exemption you qualify for. New York offers several property tax breaks that may lower your bill — including the STAR (School Tax Relief) benefit and exemptions for seniors (age 65 and over), veterans, and homeowners with disabilities and limited incomes. Most are not automatic and are offered at
local option, so check with your assessor whether you qualify and how to apply.
Second, appeal your assessment if your home is valued higher than it would sell for — studies suggest a large share of homes are over-assessed, and appeals often succeed.
Don’t want to appeal your New York taxes yourself? A property tax appeal service can file everything for you and usually only charges if it wins — typically a share of what it saves you. It is one option; you can also appeal on your own for free.
Frequently Asked Questions
What is the New York property tax rate?
The average effective New York property tax rate is about 1.3% of a home’s value, based on U.S. Census data. On the typical New York home that works out to roughly $6,582 a year. Your own bill depends on your county, city, and school district, plus any exemptions you claim — see the data box above.
Why is my New York property tax so high?
Property tax in New York is driven mostly by your local rates (especially school levies) and by your home’s assessed value. If your assessment is higher than what your home would actually sell for, you may be overpaying — that is the most common reason a bill is too high, and it is something you can appeal.
How can I lower my New York property tax?
Two things help most in New York: make sure you are claiming every exemption you qualify for (homestead, senior, veteran, or disability), and appeal your assessment if your home is over-valued. Both can lower your bill, and both are free to do yourself.
New York Property Tax Sources & Data
- New York Department of Revenue (property tax): https://www.tax.ny.gov/pit/property/propertyowners.htm
- Tax Foundation — Property Taxes by State & County: taxfoundation.org
- U.S. Census Bureau (American Community Survey): census.gov/acs
- Lincoln Institute of Land Policy (property tax data): lincolninst.edu
New York property tax rates and typical bills on this page come from U.S. Census (American Community Survey) data as
published by the Tax Foundation, and were last checked in July 2026. Rates and bills change each year and vary by county
— confirm your own figures with your county assessor before you rely on them.
More Property Tax Guides
- Property Tax Rates by State
- Property Tax by County
- Are You Overpaying? Over-Assessment Checker
- Property Tax Exemption Finder
Disclaimer: This guide is informational only and is not legal, tax, or financial advice. Know Property Tax is an independent educational resource. It is not a government agency, not a county assessor, and not a tax-appeal service. Property tax rates, bills, exemptions, and deadlines change over time and vary by county and property. Confirm anything that affects your taxes with your county assessor or a licensed professional before you act.