New York Property Tax Calculator
Estimate your annual property tax from market value, assessment ratios, and local rates — with NYC class rates and STAR savings.
Published county effective rates load a starting point; override with your actual bill below.
STAR applies only to the school-tax portion.
Westchester model — taxable assessed value ≈ $125,000 (school-tax portion ≈ $191,250)
Your actual bill combines county, city/town, school, and special-district rates and your municipality's equalization rate. Use this as a planning estimate, then check the amount on your school tax bill or via your assessor.
How New York property taxes work
New York property tax starts with your municipality's assessed value of the property. Outside New York City, each assessing unit applies its own level of assessment, equalized by a state-set equalization rate; your combined bill stacks county, city/town, school-district, and special-district rates — expressed in dollars per $1,000 of assessed value. The state Tax Department publishes municipal profiles and school tax rate reports every year (tax.ny.gov/research/property).
Inside New York City: the four-class system
NYC taxes property through four classes with fixed assessment percentages. Class 1 (one- to three-family homes) is assessed at just 6% of market value, but the 2026 tax-year rate is 19.843% of that assessed value; Classes 2-4 (apartments and commercial) are assessed at 45% with rates from about 10.85% to 12.44%. The unusual combination is why NYC effective rates on small homes look low (0.73%-0.96% of market value) even though the headline rates are enormous (NYC Dept. of Finance).
STAR: the school-tax relief program
STAR reduces the school-tax portion of your bill — the biggest slice of most upstate and suburban bills. Basic STAR is available to owner-occupants with income of $500,000 or less (for the credit). Enhanced STAR raises the benefit for owners 65+ with income of $110,750 or less for 2026 benefits. Since 2015 new homeowners receive STAR as a credit — a check or direct deposit from the state — rather than a bill reduction, with amounts set per school district each year (STAR eligibility;credit amounts).
Why your actual bill may differ
- Equalization rates and reassessments shift the taxable base year to year
- School districts re-set rates every September; special districts add their own levies
- Class 1 assessments in NYC grow at most 6%/year (20% over five years), so long-held homes can sit far below true market value
- Exemptions — senior citizens, veterans, disabled homeowners — reduce assessed value directly
Property tax meets income tax
Property tax feeds two other taxes: it is deductible against federal income tax within the $10,000 SALT cap ($20,000 for joint filers under the 2025-2026 rules), and NY offers a real property tax credit for lower-income homeowners. High-property-tax counties such as Westchester and Nassau routinely blow through the SALT cap — run your full income picture in the NY income tax calculator to see the interaction.