New York County Property Tax: Rates, Deadlines & Appeal (2026)

For Manhattan/New York County, property tax assessment appeals go to the Tax Commission of the City of New York, not a county board. For the 2026/27 roll, applications had to be received by 5 p.m. on March 2, 2026 for Tax Classes 2, 3 and 4 and 5 p.m. on March 16, 2026 for Tax Class 1; the next regular cycle is expected to follow the fixed March 1/March 15 rules, with March 1, 2027 the key date for most Manhattan co-ops and condos. File at 1 Centre Street, Room 2400, New York, NY 10007, in person or by mail—NYC says you cannot file by email this year. (home4.nyc.gov)

How assessments work in New York County

New York County is Manhattan, but property assessment is citywide. The NYC Department of Finance (DOF) values every parcel annually, publishes a tentative assessment roll around January 15, and the values apply to the fiscal tax year that begins the following July 1. For FY 2027, DOF published the tentative roll on January 15, 2026; it said the citywide market value rose 5.4% to $1.659 trillion, with Class 2—co-ops, condos and rental apartment buildings—up 6.9%. (home4.nyc.gov)

Your Notice of Property Value (NOPV) is based on the property’s condition and ownership as of the January 5 taxable status date. In Manhattan, the most important split is usually Tax Class 2 for co-ops and condos in buildings over three stories, versus Tax Class 1 for 1-, 2- and 3-family homes and some small condos. DOF uses comparable sales modeling for Class 1 homes, but New York law requires Class 2 co-ops and condos to be valued as if they were income-producing rental buildings, using comparable rental income and expenses rather than your unit’s likely sale price. (nyc.gov)

The assessment ratio is 6% for Class 1 and 45% for Classes 2, 3 and 4. Class 1 assessed-value increases are capped at 6% per year and 20% over five years; Class 2a/2b/2c buildings with 10 or fewer units have 8%/30% caps. Larger Class 2 buildings also have transitional assessments, so taxes are often based on the lower of actual or transitional assessed value minus exemptions. (nyc.gov)

For FY 2027, the City Council adopted tax rates of 20.909% for Class 1 and 12.440% for Class 2 per dollar of taxable assessed value. For comparison, DOF’s current posted tax-year 2026 rates are 19.843% for Class 1 and 12.439% for Class 2. (legistar.council.nyc.gov)

Whether you should appeal

Appeal if the assessed value, tax class or exemption status on the NOPV is wrong. Do not appeal simply because your market value rose, your neighbor pays less, or you dislike NYC’s co-op/condo valuation method; the Tax Commission says those are not enough by themselves. A useful first test is: estimate the property’s supportable market value, multiply by the assessment ratio, and compare that result with your actual assessed value. (nyc.gov)

For a Class 1 townhouse, suppose DOF says the market value is $6,000,000 and the actual assessed value is capped at $300,000. You believe comparable sales support $4,600,000. Multiplying $4,600,000 by 6% gives $276,000. If accepted, the $24,000 assessment reduction at the FY 2027 Class 1 rate of 20.909% would save about $5,018 before exemptions or abatements.

For a Class 2 condo/co-op, the calculation is usually building-level and more technical. Example: a condo unit has taxable assessed value of $120,000. If the board or owner can support a reduction to $110,000, the $10,000 reduction at the FY 2027 Class 2 rate of 12.440% saves about $1,244 before abatements. If the unit receives a 17.5% co-op/condo abatement, the cash impact may be lower because abatements are applied after tax is calculated.

Published outcomes show how hard residential appeals can be. In the 2025 Tax Commission Annual Report, Manhattan had 22,694 applications, 4,024 offers, and 3,351 accepted offers citywide across property types. Class 1 citywide had 1,767 applications but only 80 offers; Class 2 had 30,462 applications and 4,148 offers. The report does not publish a homeowner-only median reduction, so do not assume a typical percentage reduction exists. (nyc.gov)

Step-by-step how to file

1. Read the NOPV and find the tax class. In Manhattan, many owner-occupied apartments are Class 2. A brownstone or townhouse is usually Class 1 unless classified otherwise.

2. Pick the correct Tax Commission form. Use TC108 for valuation claims on Tax Class 1 property. Use TC101 for valuation claims on Class 2 or 4 property other than condo units. Use TC109 for Class 2 or 4 condo units. Use TC106 if you are claiming wrong tax class, wrong exemption treatment, or other non-valuation issues; if TC106 is used, include any valuation claim on that form. Personal exemption appeals use TC106A for senior/disabled, TC106CV for clergy/veterans, and TC106S for STAR. (nyc.gov)

3. Meet the received-by deadline. For 2026/27, the Tax Commission accepted Class 2/3/4 applications received by 5 p.m. March 2, 2026 and Class 1 applications received by 5 p.m. March 16, 2026. The standing rule is March 1 for Classes 2/3/4 and March 15 for Class 1; if DOF issues a revised notice after February 1 that increases assessment or reduces/removes an exemption, you generally have 20 calendar days from the notice date. (home4.nyc.gov)

4. File in person or by mail. File at the Tax Commission of the City of New York, 1 Centre Street, Room 2400, New York, NY 10007. You may also file in person at a DOF Business Center, including Manhattan’s 66 John Street location. Mailed applications are filed only when received, not when postmarked. Applications require original signatures and may not be filed by fax or email. (nyc.gov)

5. Use receipt Form TC10. If you file in person, get TC10 date-stamped. If you mail, include TC10 and a stamped self-addressed envelope. NYC says TC10 is the only acceptable proof of timely filing. (nyc.gov)

6. Know the fee. There is no ordinary homeowner filing fee unless the NOPV assessed value for 2026/27 is $2 million or more. In that case, the Tax Commission charges $175, billed later by DOF; do not send payment with the application. (home4.nyc.gov)

What happens after

The Tax Commission is independent from DOF and can reduce assessment, change tax class, or adjust exemptions, but it cannot raise your assessment. If you request a personal hearing, the Commission gives at least two weeks’ notice of the date, time and location. Oral testimony is allowed, but witnesses must have personal knowledge and testify under oath. You can also have the matter reviewed on the papers instead of appearing. (nyc.gov)

If your application is complete and timely, the Tax Commission issues a written determination. If you do not receive it by the later of October 1 or 90 days after your personal hearing, the instructions say to write to the Commission and include your application copy and stamped TC10. If the Commission makes an offer, you usually have about 45 days to accept on Form TC70; DOF then implements the corrected assessment, refund or credit. (nyc.gov)

If you timely filed but do not accept an offer, the next step is court review. Owner-occupied 1-, 2- and 3-family homes can use Small Claims Assessment Review (SCAR/SCARP); other properties generally use an Article 7 proceeding in New York State Supreme Court. For 2026, TC600 listed the court deadline as no later than October 23, 2026 because October 25 fell on a Sunday. (nyc.gov)

Local tips

For Manhattan co-op and condo owners, talk to the managing agent early. Many Class 2 valuation issues are building-wide, and DOF says co-ops/condos are valued using comparable rental buildings, not sales prices. Ask for the NOPV, comparable rentals, abatement status and whether the board is filing.

Check exemptions separately from the appeal. NYC homeowner benefits worth reviewing include STAR/Enhanced STAR, Senior Citizen Homeowners’ Exemption, Disabled Homeowners’ Exemption, veterans and clergy exemptions. SCHE and DHE can reduce assessed value by up to 50% for qualifying owners, while Basic STAR is generally handled as a state credit for new applicants. (nyc.gov)

Do not miss the co-op/condo abatement. For eligible primary residences in Class 2 co-op/condo developments, the abatement ranges from 17.5% to 28.1% depending on the development’s average assessed value. Individual unit owners generally do not apply; the board or managing agent files, and you must certify primary residence when asked. (nyc.gov)

Watch the new non-primary residence surcharge. Beginning with 2026/27 and 2027/28, NYC’s surcharge may apply to non-primary Class 1 homes valued at $5 million or more and condos/co-ops valued by DOF at $1 million or more. If you receive a surcharge letter and the unit is a primary residence, respond by the notice deadline with proof. (nyc.gov)

New York County Property Tax Rate

FY2027 (July 1, 2026–June 30, 2027) NYC real property tax rates, including New York County/Manhattan: Class 1: 20.909%; Class 2: 12.440%; Class 3: 11.108%; Class 4: 10.658% of assessed valuation.

Source: https://legistar.council.nyc.gov/View.ashx?G=2FD004F1-D85B-4588-A648-0A736C77D6E3&GUID=EFF3C9A6-8CEA-4C99-935A-E4B8089AA97D&ID=15669792&M=F

When Are Property Taxes Due in New York County?

Quarterly payers: July 1, October 1, January 1, and April 1. Semi-annual payers: July 1 and January 1. If a due date falls on a weekend or federal holiday, payment is due the next business day. NYC bills properties with assessed value of $250,000 or less quarterly; properties with assessed value over $250,000 are billed semi-annually. Quarterly payers have interest-free grace periods to July 15, October 15, January 15, and April 15. Early-payment discounts: 0.50% if the full year is paid by the July due date/grace-period date; 0.33% on the last three quarters if paid by October; 0.17% on the last six months if paid by January. Semi-annual payers receive the 0.50% discount if the full tax-year amount is paid by July 1.

This is not the same as the assessment appeal deadline above. The appeal deadline is your window to contest your assessed value; the payment due date is when the resulting tax bill must be paid. Missing one does not affect the other, but missing either has real consequences — one forfeits your right to appeal for the year, the other can trigger penalties and interest.

Source: https://www.nyc.gov/site/finance/property/property-due-dates.page

Property Tax Exemptions in New York County

• Senior Citizen Homeowners’ Exemption (SCHE) — Owners age 65 or older of one-, two-, or three-family homes, condominiums, or cooperative apartments, subject to NYC DOF ownership, residency, and income rules; combined annual income cannot exceed $58,399.. Reduces assessed value by 5% to 50%, depending on income. Yes; initial application required and renewal required every two years. Apply by March 15 for the following tax year beginning July 1; if March 15 is a weekend or holiday, the next business day.. (Source: https://www.nyc.gov/site/finance/property/landlords-sche.page)
• Disabled Homeowners’ Exemption (DHE) — Disabled New Yorkers who own one-, two-, or three-family homes, condominiums, or cooperative apartments, subject to NYC DOF disability, ownership, residency, property, and income rules; combined income cannot exceed $58,399.. Reduces assessed value by 5% to 50%, depending on income. Yes; initial application required and renewal required annually. Apply by March 15 for the following tax year beginning July 1; if March 15 is a weekend or holiday, the next business day.. (Source: https://www.nyc.gov/site/finance/property/landlords-dhe.page)
• Veterans Exemptions — Qualifying veterans and family members, including eligible veterans of foreign wars, expeditionary medalists, veterans with honorable discharges, spouses/widow(er)s of veterans, and Gold Star parents; the Alternative Veterans Exemption generally requires the property to be the qualifying owner’s primary residence.. Alternative Veterans Exemption: 15% assessed-value reduction up to the stated class cap; additional 10% for combat-zone service up to the stated cap; disabled veterans may receive an assessed-value reduction based on 50% of the VA disability rating up to the stated cap. Cold War Veterans benefit has similar stated caps. Yes; application required. Apply by March 15 for the following tax year beginning July 1; if March 15 is a weekend or holiday, the next business day.. (Source: https://www.nyc.gov/site/finance/property/landlords-veterans.page)
• Clergy Exemption — Eligible retired or active clergy members and their spouses/widow(er)s, subject to NYC DOF rules; property cannot be a cooperative or held in trust, and the applicant’s primary residence must be in New York State.. Reduces the property’s assessed value by $1,500. Yes; annual renewal required. Apply by March 15 for the following tax year beginning July 1; if March 15 is a weekend or holiday, the next business day.. (Source: https://www.nyc.gov/site/finance/property/landlords-clergy.page)
• Disabled Crime Victim/Good Samaritan Exemption — A crime victim, or a person disabled while trying to stop/prevent a crime or help law enforcement make an arrest, who lives in a one-, two-, or three-family home as a member of a resident owner’s household; law enforcement members are not eligible.. Exempts from tax the increase in assessed value related to accessibility improvements made to accommodate the crime-related disability. Yes; application required. Apply by March 15 for benefits to begin July 1 of the same year; if March 15 is a weekend, the next business day.. (Source: https://www.nyc.gov/site/finance/property/landlords-disabled-crime-victim.page)
• School Tax Relief (STAR) credit or exemption — New York homeowners whose property is their primary residence and who meet NYS income limits: Basic STAR has no age restriction and income limits of $500,000 or less for the STAR credit and $250,000 or less for the STAR exemption; Enhanced STAR requires at least one resident owner age 65 or older by December 31 of the benefit year and, for 2026 benefits, income of $110,750 or less.. Property tax relief amount varies by STAR type and locality/benefit year. Yes for the STAR credit registration with New York State; the STAR exemption is generally limited to homeowners already receiving it on the same primary residence since 2015. Apply by No deadline stated for the STAR credit; NYC DOF lists March 15 for STAR exemption filings with DOF where applicable.. (Source: https://www.tax.ny.gov/pit/property/star/eligibility.htm?os=___)

How to Look Up Your Property Record in New York County

You can look up your property's official record at https://propertyinformationportal.nyc.gov/. NYC DOF’s Property Information Portal lets users look up a property’s assessed value and exemptions, review building and land descriptions, access shortcuts for property tax bills/payments and assessment challenges, track recent property recordings, and view lot-change history.