💰 Understanding Property Taxes on Long Island: What Every Homeowner Needs to Know

📊 How High Are Long Island Property Taxes, Really?

Here's the reality check. The average effective property tax rate in New York State is about 1.72%, which is already well above the national median of around 1.1%. But on Long Island? We're talking even higher.

Nassau County averages around 2.24% of your home's assessed fair market value. On a $500,000 home, that works out to roughly $11,200 per year in property taxes alone. 💸

Suffolk County comes in slightly higher at approximately 2.3% to 2.5%, depending on the town. Suffolk County ranks among the top 12 counties in the entire United States for median property taxes.

To put this in perspective: the median property tax bill in Suffolk County is around $7,192 per year, and in some areas it's much higher. The average property tax bill in the U.S.? Just $3,399.

Why so high? Because property taxes fund essential local services: public schools, police and fire departments, road maintenance, parks, and more. Long Island has 125 school districts alone, plus 10 towns in Suffolk County, 64 villages, and over 100 municipal corporations—all with their own tax rates.

🧮 How Are Property Taxes Calculated?

Your property tax bill isn't just one number pulled out of thin air. It's actually calculated using a formula:

Assessed Value × Tax Rate = Your Property Tax

Here's where it gets interesting:

• Nassau County assesses properties at full market value

• Suffolk County uses a uniform percentage of market value

Each taxing jurisdiction (county, town, village, school district, special districts) sets its own tax rate. That's why moving just a mile into a different school district can dramatically change your tax bill—sometimes doubling it! 📈

Your total property tax is the sum of all these individual levies. In Suffolk County, school district taxes are rolled into the same bill as your county and town taxes. In Nassau, they're billed separately.

📅 Important Dates to Remember

Mark your calendars! ✏️

Tax Grievance Deadlines

If you believe your property is over-assessed, you have the right to file a grievance—but there are strict deadlines:

Nassau County: April 1, 2025 (extended from March 3)

Suffolk County: Third Tuesday in May (May 20, 2025 for all 10 towns)

The Suffolk County filing window opens May 1st and closes on the deadline. If you miss it, you'll have to wait until the following year. No exceptions! ⏰

STAR & Exemption Deadlines

For most exemptions including STAR, veterans exemptions, and senior exemptions:

Taxable Status Date: March 1 in most communities (confirm with your local assessor)

Enhanced STAR Upgrade: March 1 for most localities

🌟 The STAR Program: Your School Tax Relief

STAR (School Tax Relief) is one of the most valuable programs for Long Island homeowners. There are two types:

Basic STAR

• Available to all homeowners with income up to $500,000 (for the credit) or $250,000 (for the exemption)

• Provides savings based on the first $30,000 of your home's full value

• Applies only to school district taxes

Enhanced STAR (for Seniors 65+)

• Available to homeowners 65 and older with combined income at or below $107,300 (2023 income for 2025 benefits)

• Provides a larger benefit than Basic STAR

• Beginning in 2026, seniors on Basic STAR will automatically be upgraded to Enhanced STAR if eligible—no action needed!

Important Change: New homeowners can no longer get the STAR exemption. Instead, you'll receive the STAR credit as a check or direct deposit from New York State. If you've had the exemption since 2015 or earlier, you can keep it as long as you remain eligible.

About 582,000 Nassau and Suffolk County homeowners receive nearly $700 million in STAR benefits each year! 🎉

Pro Tip: You can receive BOTH the senior citizens exemption (467) AND the STAR exemption. They stack!

🎖️ Veterans Exemptions: Thank You for Your Service

If you're a veteran, you may qualify for significant property tax reductions. New York offers three main veterans exemptions (you can only receive one):

Alternative Veterans Exemption

The most common option, available to veterans who served during designated wartime periods or received an expeditionary medal:

• 15% reduction in assessed value for wartime service

• Additional 10% for combat zone service

• Additional reduction equal to half your VA disability rating

This exemption applies to county, city, town, village, and school taxes (if the school district opts in).

Cold War Veterans Exemption

For those who served between September 2, 1945 and December 26, 1991:

• 10-15% reduction (varies by jurisdiction)

• Additional benefit for service-connected disabilities

Eligible Funds Exemption

For property purchased with military pension, bonus, or insurance monies. This exemption is closed to new applicants but existing recipients can continue.

Filing Deadline: March 1 in most communities. You'll need your DD-214 and possibly VA disability documentation. Contact your local assessor! 🗓️

👴👵 Senior Citizens Exemption (Beyond STAR)

Seniors 65 and older with limited incomes may qualify for an additional exemption under Section 467 of the Real Property Tax Law—separate from STAR:

• Up to 50% reduction in assessed value

• Income limits vary by municipality (typically between $3,000 and $58,400 depending on your location)

• Many areas use a sliding scale based on income

• Can be combined with STAR for maximum savings!

You must apply through your local assessor by the taxable status date (usually March 1). Renewal is required annually.

♿ Exemption for Persons with Disabilities

Homeowners with documented disabilities and limited incomes may qualify for a property tax exemption similar to the senior citizens exemption:

• Income-based sliding scale

• Requires proof of disability (Social Security Disability, SSI, or certification from the State Commission for the Blind)

• Cannot be combined with the senior citizens exemption for the same tax purpose

• Annual renewal required

📝 How to Grieve Your Property Taxes

Think your home is over-assessed? You have the right to challenge it! Here's how:

Step 1: Review Your Assessment

Check your property's assessed value on your tax bill or through your town's online assessment lookup tool.

Step 2: Compare

Look at comparable properties in your area. Are similar homes assessed lower than yours?

Step 3: File a Grievance

• Nassau County: File with the Assessment Review Commission (ARC)

• Suffolk County: File with your town's Board of Assessment Review (BAR)

Use Form RP-524 (Complaint on Real Property Assessment) available from the NYS Department of Taxation and Finance.

Key Things to Know:

• ✅ Filing a grievance cannot raise your taxes—it's against NYS law!

• ✅ You don't need to hire a lawyer (though some people use tax grievance companies)

• ✅ No one will visit your home

• ✅ You can file yourself at no cost

• ⚠️ If denied, you can take it to court (Article 7 proceeding)

Suffolk County Bonus: If you win a reduction, the county agrees to hold your assessment at the reduced rate for three years. That can mean serious savings! 💪

💡 Tips for Managing Your Property Tax Bill

1. Apply for every exemption you qualify for. Many homeowners leave money on the table by not applying for STAR, veterans benefits, or senior exemptions.

2. File a grievance every year (in Suffolk) or when you believe your assessment is too high. There's no downside!

3. Check your school district's tax rate before buying. School taxes are the largest portion of most property tax bills.

4. Budget for increases. Suffolk County just approved a 3.18% property tax increase for 2026. Plan ahead! 📆

5. Consider escrow carefully. If you receive the STAR credit as a check (rather than an exemption on your bill), let your mortgage company know so they can adjust your escrow accordingly.

6. Keep records. Save all your tax documents, exemption applications, and grievance paperwork.

🏠 The Bottom Line

Yes, Long Island property taxes are high—among the highest in the nation. But they fund the schools, services, and quality of life that make our communities special. The key is understanding the system so you can:

• Take advantage of every exemption available to you

• Challenge unfair assessments

• Budget appropriately for this major expense

Have questions about how property taxes might affect your home buying or selling plans? I'm here to help! As a Long Island real estate professional, I can help you navigate these waters and find the right home for your budget. 🏡

Contact me today for a free consultation!

Tom Brady
Licensed Associate Real Estate Broker
Vintage American Realty LLC
📞 631-682-8660
📧 TomBradyHomes@Gmail.com

Disclaimer: This article is for informational purposes only and should not be considered tax or legal advice. Tax laws and exemption requirements change frequently. Always consult with your local assessor's office or a qualified tax professional for guidance specific to your situation. Information current as of December 2025.