Tax Records & Assessments in New York

Every property in the State of New York is subject to property taxes, which help fund schools, emergency services, local infrastructure, and other municipal needs. Property tax records and assessments determine how much a property owner owes annually. These records are publicly available and can be an important tool for buyers, sellers, and homeowners when researching a property.

What Are Property Tax Records?

Property tax records are official public documents listing important administrative and financial details about every parcel of real property. These records are compiled into an assessment roll and typically include the following information:

• Owner Information: The name of the assessed owner and the mailing address

• Property Details: The legal description, parcel ID (tax ID or block and lot), land size, and building characteristics (square footage, age, number of bedrooms/baths)

• Assessed Value: The value determined by the local assessor that is used to calculate taxes

• Exemptions: The value and type of any property tax reduction programs the owner receives, such as STAR, senior citizen, or veteran exemptions

• Tax Amounts and Levy: The total tax bill, broken down by the taxing jurisdictions (school district, town/city, and county)

What Is a Property Tax Assessment?

A property tax assessment is the official valuation placed on real property by the local assessor for the purpose of determining how much of the total tax levy (money to be collected) the owner will pay.

How Property Assessments Work in New York

In New York, properties are assessed by local governments (the town, city, or county level), depending on the location. Assessors may use several approaches to determine a property's market value:

• Market Approach: The primary method for residential property. The assessor compares the property to the selling prices of similar properties (comparables) that have recently sold in the neighborhood.

• Cost Approach: Calculates the cost to completely replace the structure, minus depreciation, plus the market value of the land.

• Income Approach: Used for commercial properties (like apartment buildings) by analyzing the potential rental income the property could generate.

How Property Taxes Are Calculated in New York

Property taxes are calculated using the property's taxable assessed value and the local tax rate. The formula: Tax Owed = Taxable Assessed Value x Tax Rate (per $1,000).

• Assessed Value: The local assessor determines this value.

• Exemptions: Any applicable exemptions (like the STAR program, which reduces the value subject to school tax) are subtracted from the assessed value to arrive at the taxable assessed value.

• Tax Rate (Mill Rate): The local taxing jurisdiction sets its tax levy (the total money needed for the budget). The tax rate is calculated by dividing the total tax levy by the total taxable assessed value of all property in the jurisdiction. Rates are typically expressed as an amount per $1,000 of taxable assessed value.

What Affects Your Property's Assessed Value?

The local assessor considers several factors when determining a property's value. Such factors include the following:

• Physical Characteristics: The size of the house and lot, style, age, construction quality, condition, and square footage

• Location: Proximity to schools, transportation, and amenities, and overall neighborhood desirability

• Recent Sales: The selling prices of comparable properties in the area

• Improvements: Recent additions or major renovations that increase the property's utility or size

• Income Potential: For multi-family or commercial properties

Why Your Property Tax Bill Might Increase (or Decrease)

Your property tax bill may increase or decrease due to the following reasons:

• Change in Assessed Value: The assessor raised the value of your property, increasing the base on which the tax is calculated.

• Change in Tax Rate (Levy): Although your assessed value may stay the same, if the local taxing jurisdiction (such as the school district) increases its budget (the tax levy) to fund services, the tax rate applied to your assessed value will rise, leading to a higher tax bill. Conversely, a decrease in the tax levy or an increase in the total taxable value of the entire community can lower your rate.

• Expiration or qualification of exemptions: Expiration or loss of eligibility for exemptions (such as New York's STAR) removes tax reductions from your assessed value, increasing taxable value and your bill. Also, qualifying for new exemptions lowers taxable value and reduces the tax owed.

How to Review Your Tax Assessment for Accuracy

Before filing an appeal for a property tax assessment in New York, homeowners may want to review their tax assessment for accuracy. To review your tax assessment:

• Look up your property on your local assessor's website

• Review property characteristics (such as size, year built, and features)

• Compare assessed value to similar homes recently sold

• Check for outdated or incorrect data

How to Appeal a Property Tax Assessment in New York

If you believe your assessment is unfair, you can file a grievance during your municipality's designated review period, typically in late spring.

The appeal process usually involves:

• Administrative Review (Grievance Day): Outside of New York City and Nassau County, you must file a formal complaint (Form RP-524) with the local Board of Assessment Review (BAR) by the local Grievance Day (typically the fourth Tuesday in May). You must present evidence (such as comparable sales data) to prove your assessment is inequitable.

• Judicial Review: If the BAR denies your grievance, most homeowners can pursue a second-level appeal through Small Claims Assessment Review (SCAR) in the State Supreme Court. This is a streamlined, low-cost judicial process designed for owner-occupied residential properties.

How to Find Property Tax Records & Assessments in New York

You can find property tax and assessment records at the following locations:

• Local Assessor's Office: The city, town, or village assessor maintains the tentative and final assessment rolls.

• County Real Property Tax Service Agency: This agency often maintains a centralized database or links to local assessment rolls.

• Online Portals: Many municipalities and counties provide online portals where you can search the assessment roll by address or parcel ID to view property characteristics, assessed value, and exemption status.

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