How is New York property tax calculated?

Local taxing authorities set a tax rate that, combined with your assessment, produces a bill. An easy way to estimate is the effective rate — total tax divided by market value. Multiply your home's market value by the county's effective rate to approximate the annual bill, which is what this tool does.

Why do New York property tax rates vary so much?

New York has thousands of separate taxing jurisdictions — counties, towns, villages, school districts and special districts — each with its own levy. Two homes of equal value in different towns or school districts can have very different bills, so the county rate here is only a representative average.

What is the STAR exemption?

STAR (School Tax Relief) reduces the school-tax portion of your bill for owner-occupied primary homes. Basic STAR is for owners under an income cap; Enhanced STAR gives larger savings to seniors 65 and over who meet an income limit. The tool subtracts a representative STAR credit.

Is assessed value the same as market value?

Not always. Many New York municipalities assess at a fraction of market value and apply an equalization rate, while others assess at full value. This tool works from market value and a derived effective rate so you do not need to know your local assessment ratio.

How accurate is this estimate?

It is a ballpark. Effective rates differ by town and school district within the same county, and special assessments, exemptions and recent revaluations all move the number. Use your local assessor's office or your tax bill for the exact figure.

New York Property Tax Estimator

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The New York Property Tax Estimator projects your annual property tax bill from your home’s market value. New York has some of the highest and most variable property taxes in the United States, driven by overlapping county, town, village, school-district and special-district levies. Rather than asking you to untangle assessment ratios and mill rates, this tool uses an effective rate — the share of market value actually paid in tax — so you can get a fast, realistic estimate.

How it works

Property tax is fundamentally assessed value x tax rate, but assessments in New York are set at different fractions of market value across municipalities and then adjusted by equalization rates. To cut through that, the tool uses an effective rate: annual tax ÷ market value. You either pick a county preset (a representative median effective rate for that area) or type your own rate, then it multiplies that rate by your home’s market value to produce a gross bill. If you qualify for the STAR exemption, a representative school-tax credit is subtracted to give a net annual figure, which is also shown as a monthly amount.

Example and notes

A $450,000 home in Nassau County at a 2.11% effective rate produces a gross bill near $9,500 a year; applying Basic STAR shaves a few hundred dollars off. The same home in New York City, where effective rates are much lower, would pay far less. Because rates swing widely between towns and school districts even inside one county, treat this as an estimate and confirm with your assessor or your latest tax bill. All math runs locally in your browser.