Property taxes are the number that surprises people most about Long Island. They can change what you can afford as a buyer and what your home is worth as a seller. This page explains how the system works in Nassau and Suffolk, what you can do about your bill, and how we factor taxes into pricing. It is general information, not tax advice.
Who is taxing you
A Long Island tax bill is really several bills combined: school district (usually the largest share), town, county, and special districts such as fire, library, water, sewer and lighting. If you live in an incorporated village (Garden City, Rockville Centre, Lynbrook, Freeport, Babylon Village and many others), the village adds its own bill. Unincorporated hamlets such as West Hempstead, Franklin Square and Levittown have no village tax.
Nassau County: how it works
- The county assesses every property (Nassau County Department of Assessment). Your taxes are your assessed value multiplied by the rates set by each taxing district.
- Bills arrive in two streams: school taxes and general taxes, each paid in two halves: school tax bills go out October 1 (due by November 10) and April 1 (due by May 10); general tax bills go out January 1 (due by February 10) and July 1 (due by August 10).
- Grievance. Every homeowner can challenge the assessment with the Assessment Review Commission during the annual filing window (it opens in the first days of January and closes in early March; the 2027 window runs January 4 to March 1). Filing is free, many owners do it every year, and a successful grievance lowers the bill going forward.
Suffolk County: how it works
- Each town (Huntington, Babylon, Islip, Smithtown, Brookhaven and so on) assesses its own properties; there is no single county assessment.
- Grievances are filed with your town’s Board of Assessment Review. All ten Suffolk towns hold Grievance Day on the third Tuesday in May (May 19 in 2026), with filing open from May 1.
- Town tax bills go out in December and are payable in two halves, the first by January 10 and the second by May 31.
STAR: the exemption most owners should have
The School Tax Relief (STAR) program lowers school taxes on your primary residence. Basic STAR is for owner-occupants with household income up to $500,000 (as a credit; the older exemption form caps at $250,000); Enhanced STAR is for seniors 65 and older with income up to $110,750 for the 2026–27 school year. Newer owners receive it as a credit check from New York State rather than a reduction on the bill. If you bought recently and never registered, you may be leaving money on the table.
Why two similar homes pay different taxes
- Different school districts or villages.
- One owner grieved successfully, the other never did.
- Improvements (dormer, extension, pool) that were permitted and picked up by the assessor.
- Exemptions: STAR, veterans, seniors, disability, volunteer firefighter.
Taxes when you are selling
- Buyers compare total monthly cost, so a home with taxes out of line with its neighbors is harder to sell. If yours are high, ask us early whether a grievance is worth filing before listing.
- Any exemption you hold (STAR, veterans) does not transfer; the buyer applies for their own.
- At closing, taxes are prorated: you are credited for any portion you prepaid past the closing date.
Taxes when you are buying
- Ask for the current tax bill and whether it includes exemptions you will not qualify for.
- Check whether the assessment reflects recent improvements, or whether an increase is coming.
- Your lender will usually collect taxes monthly into escrow, so the tax bill is inside your mortgage payment.
- Register for STAR after closing.
New York City is different
Queens, Brooklyn, the Bronx, Manhattan and Staten Island use the city’s class system. One-to-three family homes are Class 1, with limits on how fast assessed value can rise, which is why a Queens house often carries a lower tax bill than a similar Nassau house. Co-ops and condos are taxed differently again. See our Queens and Bronx page.
Frequently asked questions
Can I grieve my taxes myself or do I need a company?
You can file yourself for free. Grievance companies charge a share of the first year’s savings; some homeowners prefer that for convenience.
Will selling my house trigger a reassessment for the buyer?
Sales prices are one input assessors use, but a sale by itself does not automatically reset the bill on Long Island.
How do taxes affect my home’s value?
Directly. Buyers qualify on the full monthly payment. Lower taxes mean more buyers can afford your price. We show you how your taxes compare with the homes you are competing against.
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