Property Tax Rates Across New York (2026): The County-by-County Table
New York has the widest property-tax spread in the country: a Brooklyn homeowner pays an effective ~0.7% of home value per year, while a Rochester homeowner pays ~3.1% — more than four times the rate. Since the tax is part of your monthly payment, it directly changes how much house you can afford in each county.
Effective rates by location (2026)
Effective rate = typical annual bill ÷ home value. Click any location for its full mortgage breakdown:
| Location | Effective rate | Median price | Typical annual tax |
|---|---|---|---|
| Brooklyn | 0.7% | $975,000 | $6,825 |
| Queens | 0.9% | $760,000 | $6,840 |
| Manhattan | 0.95% | $1,200,000 | $11,400 |
| The Bronx | 1% | $550,000 | $5,500 |
| Staten Island | 1% | $700,000 | $7,000 |
| Nassau County | 2.2% | $780,000 | $17,160 |
| Suffolk County | 2.3% | $650,000 | $14,950 |
| Westchester County | 2.5% | $850,000 | $21,250 |
| Rockland County | 2.7% | $700,000 | $18,900 |
| Orange County | 2.8% | $450,000 | $12,600 |
| Buffalo | 2.6% | $260,000 | $6,760 |
| Rochester | 3.1% | $240,000 | $7,440 |
| Syracuse | 2.9% | $230,000 | $6,670 |
| Albany | 2.1% | $320,000 | $6,720 |
Why NYC rates look so low
NYC's class system caps how fast assessments on 1-3 family homes can rise, keeping effective rates on houses and most condos/co-ops well under 1%. The trade-off: the city collects at closing instead — the mortgage recording tax (1.8%-1.925% of your loan) and the mansion tax on $1M+ purchases.
What this means for your budget
At a $700,000 price with 20% down, the monthly tax difference between Brooklyn (0.7% ≈ $408/mo) and Westchester (2.5% ≈ $1,458/mo) is about $1,050 per month — equivalent to roughly $165,000 of loan capacity at 2026 rates. Same price, very different mortgage.
Can you lower your bill?
- Grieve your assessment. In Nassau, Suffolk and Westchester, assessment challenges are almost routine; many owners file yearly and success rates are high.
- STAR exemption. New York's school-tax relief program saves most owner-occupants several hundred dollars a year — enroll after closing.
- Senior/veteran exemptions. Substantial extra reductions if you qualify; each county publishes its own rules.
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Open the mortgage calculator →Frequently asked questions
Which NY county has the highest property taxes in dollars?
In dollar terms, Nassau and Westchester lead: median annual bills above $12,000-$15,000. In percentage terms, upstate metros like Rochester (~3.1%) and Syracuse (~2.9%) have the highest effective rates.
Are property taxes included in my mortgage payment?
Usually yes: most lenders collect 1/12 of the annual bill each month into an escrow account and pay the county for you. That is why high-tax counties reduce the loan you qualify for.
Why is my neighbor's tax bill different from mine?
Assessments, exemptions (STAR, senior, veteran) and purchase timing all differ by property. Two identical houses can carry very different bills — which is also why grieving your assessment is often worth it.
Calculators by location
Informational content only; not financial or legal advice. Rates and taxes verified as of the update date; confirm figures with your lender and attorney.