New York Property Tax: 2026 NYC Rates, Credits & Rebates

New York Property Tax rates for 2026 are shaping homeowners’ budgets across the five boroughs, and the NYC Department of Finance makes the data easy to find on its official site. The NYC property tax calculator shows how the NYC school district tax levy and borough tax rates combine into the 2026 NYC property tax bill info you receive each July. If you own a condo, commercial building, or rental property, the NYC condo property tax and NYC property tax on commercial buildings sections explain where surcharges may appear. Residents can check the NYC property tax assessment appeal deadline and learn about the property tax appeal process NYC offers through the public search portal. Seniors and low‑income families should review the NYC property tax credit for seniors and New York State property tax exemptions to see immediate savings.

New York Property Tax refunds and rebates are available for qualifying taxpayers, and the NYC property tax rebates Manhattan program is highlighted on the finance department’s page. First‑time homebuyers can explore property tax relief programs NYC lists, while landlords can use the NYC property tax for rental properties guide to avoid unexpected liens. The NYC property tax due dates and payment options, including escrow integration, are clearly outlined for easy compliance. For detailed breakdowns, the NYC property tax bill breakdown and property tax basis NYC sections show how each charge is calculated. Contact the Tax Assessor office at (212) 639‑9675 for personalized assistance.

Search New York City Property Tax

New York City property tax records sit on the city’s open finance portal, which lets you pull assessment data, tax class codes, exemption status, and recent bill amounts for any parcel. The official search portal lives at https://www.nyc.gov/site/finance/property/property-assessment-roll.page and works on any modern browser without an account.

Use these steps to find a property record:

1. Open the Property Assessment Roll page using the link above.
2. Pick a search method from the menu: borough-block-lot (BBL) number, street address, or owner name.
3. Type the BBL, full address, or last name in the search bar.
4. Press “Search” and open the property profile that loads.
5. Read the assessed value, tax class, building class, and any active exemptions shown.
6. Download or print the PDF summary for your files.

If you want deeds, mortgages, or federal liens instead of tax records, switch to the city register system at https://a836-acris.nyc.gov/CP/ and run a party name or document search from the home page.

How the Property Tax Bill Is Built

New York City property tax bills combine a market value, an assessment ratio, a tax class, and a class tax rate. The city starts with the Department of Finance estimate of full market value, then applies a set ratio based on the tax class.

After the ratio, the bill multiplies the assessed value by the appropriate class rate, then adds or subtracts any exemptions and abatements. The result is the annual property tax for the fiscal year running July 1 through June 30.

Three things drive most bills:

• Market value set by the Department of Finance
• Tax class ratio set by state law
• Class tax rate set each year by the city council

A change in any one of these three can shift your bill by a large amount, even if the other two stay flat.

Tax Classes and Assessment Ratios

New York City groups every parcel into one of four tax classes. Class 1 covers most one- to three-family homes, residential condos, and small rental buildings with fewer than three units. Class 2 covers most apartment buildings and co-ops. Class 3 covers utility property. Class 4 covers offices, stores, hotels, factories, and most commercial space.

Each class has its own assessment ratio:

• Class 1: 6 percent of market value
• Class 2: 45 percent of market value
• Class 3: special franchise rules apply
• Class 4: 45 percent of market value

Class 1 owners pay tax on a much smaller share of market value than Class 2 and Class 4 owners, which is why shifts in class rates hit different owners in different ways.

Borough Tax Rates Across NYC

New York City property tax rates vary by tax class and by which of the five boroughs the parcel sits in. Class 1 rates are uniform citywide, while Class 2, 3, and 4 rates differ by borough to reflect local services, school debt, and borough-level budget needs.

Recent published class tax rates appear in the table below. These figures come from the Department of Finance for the current fiscal year.

Class 1 owners pay the same rate in every borough, but the tax bill still changes with market value shifts, exemptions, and any special assessments applied to the parcel.

Reading Your Property Tax Bill

Your New York City property tax bill lists several key numbers in plain boxes. Knowing what each box means makes it easier to check for errors before you pay.

The most important lines on the bill include:

• Billable assessed value: the figure the city uses to compute tax
• Tax rate: the percentage applied to that value
• Exemptions: any programs that remove part of the bill
• Abatements: any temporary reductions like the coop and condo abatement
• Amount due: the final number you must pay by the due date

Look at the billable assessed value, not the market value, when you compare bills from year to year. A jump in market value with no change in billable assessed value usually means an exemption or abatement kicked in.

Exemptions That Lower the Bill

New York State and New York City offer many property tax exemptions. Most apply automatically once you file the right form, and many stay on the bill for several years before renewal.

Common programs appear in the table below, along with the type of property they cover.

Each program has its own income, age, or status rules. Filing on time matters, because most exemptions must be on file by March 15 of the tax year to apply to that bill.

Senior Citizen and Disability Relief

Seniors 65 and older can apply for two main city programs. SCHE cuts the bill by 5 to 50 percent based on income, while Enhanced STAR freezes the school tax portion of the bill at a base year amount.

People with disabilities may qualify for DHE, which works much like SCHE. Both programs ask for proof of age, residency, income, and in the case of DHE, a documented disability. Renewal forms usually arrive in the mail each year, and you can confirm current status on the Department of Finance property page at https://www.nyc.gov/site/finance/index.page.

Key facts to keep in mind:

• Income limits adjust each year for SCHE and DHE
• Applicants must own and live in the home
• Only one exemption of each type applies per property
• You can hold SCHE and Enhanced STAR on the same parcel

Veteran, Clergy, and First-Time Buyer Programs

Veterans who served during a recognized war period can apply for a partial property tax exemption on their primary home. The amount depends on the city’s published rate table and any combat zone credit. Surviving spouses may also qualify in many cases.

Clergy who own and occupy a home and earn income from religious work can file for a small clergy exemption. First-time buyers in new construction can sometimes claim a 421-a or similar construction-based abatement, which lowers the bill for years tied to the project’s affordability rules.

What to keep in mind:

• Veteran status needs a DD-214 or equivalent proof of service
• Clergy exemption requires documented religious income
• Construction abatements come from the project, not the buyer
• Program rules change as state law updates

Owner Occupancy and Primary Residence Rules

Many New York City exemptions require the property to be the owner’s primary residence. The city checks occupancy each year against records like school enrollments, voter registration, and tax filings.

To keep an exemption active, owners need to live in the home for at least half the year. Rental of the entire home for more than 30 days at a time can void the exemption and trigger repayment.

Common occupancy checkpoints include:

• Driver’s license and vehicle registration address
• Voter registration address
• Federal and state tax return primary address
• Utility bills in the owner’s name

Owners planning to rent out their home for an extended stay should check the rules on each exemption, because the consequences of losing one can outweigh the rental income.

Filing an Assessment Appeal

Property owners who believe the Department of Finance set the market value too high can file an appeal with the New York City Tax Commission. The appeal asks the commission to review the value and adjust it if the evidence supports a lower number.

Step-by-step filing process:

1. Check the tentative assessment roll published in January.
2. Compare the city’s market value to recent sales of similar homes.
3. Collect photos, appraisals, and sale records as evidence.
4. File Form TC-108 or TC-109 with the Tax Commission by the deadline.
5. Wait for a hearing notice, which arrives by mail.
6. Appear at the hearing or send a representative with your evidence.

Most appeals for Class 1 properties must be filed between March 1 and March 15. Class 2, 3, and 4 appeals follow a similar window for the same tax year.

Key Deadlines in the Appeal Window

Missing an appeal deadline usually means waiting another year, so the dates matter a great deal. New York City posts the dates on the Department of Finance website each January.

Common deadlines to track:

• January 5: tentative assessment roll published
• March 1: appeal window opens
• March 15: appeal deadline for most property types
• April 1: Finance Department mailings start
• May 29: certification of the final assessment roll

Income and age-based exemption forms also share a March 15 deadline for most programs. If you mail the form, the postmark date counts.

Payment Methods and Due Dates

New York City property tax bills land four times a year: July 1, October 1, January 1, and April 1. Each quarter covers one-fourth of the annual tax. Bills must reach the Department of Finance by the due date, with a 15-day grace period before interest starts.

You can pay in several ways:

Many homeowners pay through mortgage escrow, where the lender collects a share each month and pays the city when bills come due. Check the bill for the exact quarterly amount and the due date.

Late Payment Penalties and Liens

Late payments on New York City property tax bills trigger interest, then penalties, and finally a tax lien on the property. Interest starts at 3 percent above the federal short-term rate and accrues monthly until the balance is paid.

Steps in the lien path:

1. Missed due date
2. Interest added after a 15-day grace period
3. Lien filed with the city register if the balance stays unpaid
4. Lien sale scheduled after roughly three years of delinquency
5. Foreclosure initiated if the lien remains unpaid after the sale

Tax lien sales usually happen in June or July. Owning a property with a pending lien sale triggers notification, and the owner can pay the back tax plus fees to stop the sale before it occurs.

Surcharges on Condos and Co-ops

New York City applies a separate abatement on most condo and co-op units. The city calls this the coop and condo abatement, and it appears as a credit on the bill for primary residences. The credit trims a fixed percentage of the assessed value off the tax each year.

Key features of the abatement:

• Applies to Class 1 and Class 2 condo and co-op units
• Amount caps at a set percentage of assessed value
• Requires the unit to be the owner’s primary home
• Renewal happens automatically when status matches city records

Co-op boards and condo associations often track the abatement because the credit shifts how monthly common charges break down for tax purposes. Members should check the annual bill to confirm the credit appears.

Commercial and Rental Property Surcharges

Class 2 and Class 4 properties often carry special assessments, surcharges, and benefit tax rates. These show up as separate lines on the bill and can shift the final amount by a large margin.

Common items to check:

• Special assessment for capital project debt
• Vacant land surcharge if the parcel sits undeveloped
• Failure to file penalty for missed income and expense reports
• Tax lien redemption interest on any cleared liens

Owners of rental properties with six or more units must file an annual income and expense statement with the Department of Finance. Missing the form adds a $500 penalty to the next bill and stays on the record until filed.

Refunds, Rebates, and Bill Corrections

New York City issues property tax refunds when an overpayment happens, an exemption is applied late, or an appeal lowers the bill. Most refunds arrive as a check, though some apply directly to future bills at the owner’s request.

To request a refund or correction:

1. Pull the property record on the finance site.
2. Confirm the issue: wrong owner, wrong class, or missing exemption.
3. Mail a refund request to the address printed on the bill.
4. Include copies of supporting documents.
5. Wait for a response, which can take several months.

Rebate programs run on their own schedule. Check the Department of Finance site each spring for active applications and filing windows.

Pulling Deed and Lien Records

Deeds, mortgages, and federal liens live in the city register system rather than the finance system. The Automated City Register Information System, or ACRIS, lets you search by party name, document type, or property identifier.

How to run a search:

1. Visit https://a836-acris.nyc.gov/CP/ in your browser.
2. Pick a search type: party name, document type, or parcel identifier.
3. Enter the name, document number, or borough-block-lot.
4. Review the list of matches and open the document profile.
5. Print the report or download the PDF for your files.

ACRIS shows recording dates, party names, and document images, but the images cost a small fee per page. Tax liens appear in this system because the city files them with the same office that records deeds.

Contact, Local Details, and Map

For questions about a property tax bill, exemption status, or assessment value, contact the New York City Department of Finance using the verified details below.

Tax Assessor

• Department Name: New York City Department of Finance
• Official Website URL: https://www.nyc.gov/site/finance/index.page
• Direct Public Search Portal Link: https://www.nyc.gov/site/finance/property/property-assessment-roll.page
• Main Phone: (212) 639-9675
• Official Email: Not Available
• Physical Address: 66 John Street, 13th Floor, New York, NY 10038
• Mailing Address: 59 Maiden Lane, 22nd Floor, New York, NY 10038

Deed Recorder

• Department Name: New York City Department of Finance – Office of the City Register
• Official Website URL: https://www.nyc.gov/site/finance/property/property-recording-acris.page
• Direct Public Search Portal Link: https://a836-acris.nyc.gov/CP/
• Main Phone: (212) 487-6300
• Official Email: Not Available
• Physical Address: 66 John Street, 13th Floor, New York, NY 10038
• Mailing Address: 66 John Street, 13th Floor, New York, NY 10038

Frequently Asked Questions

New York property tax matters affect every homeowner and landlord in the city. Knowing how the tax bill is calculated, where to find exemptions, and how to appeal an assessment can save thousands of dollars each year. Below are concise answers to the most common queries about New York property tax.

What are the NYC property tax rates for 2026 and how are they applied?

In 2026 the city uses four tax classes. Class 1 (co‑ops and condos) is taxed at 12.925% of assessed value, Class 2 (owner‑occupied one‑ to three‑family homes) at 20.919%, Class 3 (rented residential) at 12.267%, and Class 4 (commercial) at 10.886%. The assessment roll, available on the NYC Department of Finance website, shows the taxable value. Multiply the value by the class rate, then add the citywide school levy to get the total bill.

How can I check my property’s assessment using the NYC property tax calculator?

Visit the Property Assessment Roll page, enter the borough, block and lot or the address, and note the “Assessed Value.” Paste that number into the NYC Property Tax Calculator on the finance site. The tool automatically applies the correct class rate, school levy, and any exemptions you select, then displays the estimated annual tax.

What exemptions or rebates are available for Manhattan homeowners?

Manhattan owners may qualify for the STAR exemption (School Tax Relief), senior citizen exemption, veteran exemption, and the hardship exemption for low‑income households. To claim, complete the appropriate NYS form, submit it to the Department of Finance, and allow 30 days for processing. Successful applicants see a direct reduction on the next tax bill.

How do I appeal an NYC property tax assessment and what is the deadline?

File a petition with the NYC Tax Appeals Tribunal within 60 days of receiving the assessment notice. Gather recent sales of comparable properties, a copy of the assessment roll, and any errors in property description. Submit the packet online or by mail, then attend the hearing if required. The tribunal will issue a decision, often within 90 days.

What steps should a first‑time homebuyer take to avoid surprise tax bills?

Before closing, request the latest assessment roll and run the amount through the tax calculator. Ask the seller if any exemptions will transfer. Budget for the school levy portion, which can rise each year. Set up escrow with your lender to spread payments monthly, preventing large lump‑sum charges.

How can landlords claim tax relief on rental properties in NYC?

Landlords can apply for the Rental Housing Tax Credit if the building meets income‑targeted rent limits. They must submit Form NYC‑RHTC with tenant rent rolls and income verification. Approved credits appear as a reduction on the next tax bill, often lowering the liability by 5‑10%.