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Updated 2025 Tax Year

Allegany County
Property Tax Guide

Everything you need to know about property taxes in Allegany County, NY. Rates, due dates, exemptions, and how it affects your monthly payment.

9 Official Sources
8 min read
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Quick Facts
Tax Rate
6.43 mills ($0.643 per $100 assessed value) county rate, varies significantly by school district and municipality
Exemptions
5+ Available
Section 1

How Property Tax Works

Allegany County, New York operates a property tax system that funds essential local services including schools, county government operations, road maintenance, and emergency services. Property taxes in Allegany County are calculated based on assessed values determined by local town assessors, with the current county tax rate set at 6.43 mills ($0.643 per $100 of assessed valuation) for 2025. However, property owners pay additional taxes to various jurisdictions including school districts, towns, villages, and special districts, making the total effective tax rate significantly higher than the county portion alone.

The actual property tax burden varies considerably by location within Allegany County due to different school district rates, municipal taxes, and special taxing districts for services like fire protection, water, and sewer. Total effective rates typically range from 2% to 4% of assessed value when combining all taxing jurisdictions. Property assessments in New York are based on market value, and while there is no state-mandated assessment cap, various tax credits and exemptions are available to eligible property owners who apply for them.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Allegany County6.43 mills ($0.643/$100)County services, roads, administration
School District TaxVaries by districtLocal school district operations (largest component)
Town/Village TaxVaries by municipalityLocal municipal services
Fire DistrictVaries by districtFire protection services where applicable
Water/Sewer DistrictsVaries by districtUtility services where applicable
Library DistrictVaries by districtPublic library services where applicable

Rates shown are for Levy Year 2025. School district rates, which typically represent 60-70% of total property taxes, vary significantly across the county's multiple school districts including Bolivar-Richburg, Cuba-Rushford, and Wellsville. Town and village rates also vary by municipality. Special district taxes only apply to properties within the specific service areas.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Allegany County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Allegany County are additional property tax assessments that occur when there are changes to a property's assessed value during the tax year. The most common triggers include new construction, completion of improvements, subdivision of land, or corrections to assessments discovered after the tax roll is finalized on July 1st. When improvements are completed or new construction is finished, the assessor determines the increased value and applies the current tax rates to calculate the supplemental tax owed.

For example, if a property owner completes a $50,000 home addition in September, and the local combined tax rate is 3.5% of assessed value, the supplemental tax would be approximately $1,750 (assuming full assessed value). This supplemental tax would be prorated from the date of completion through the end of the tax year and would be billed separately from the regular property tax bill.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • STAR Credit (if applied): -$993 tax reduction
  • Net Taxable Value: $300,000
  • Combined Tax Rate: 3.2% (example rate including all districts)
  • Annual Tax Before Credits: $9,600
  • Annual Tax After STAR Credit: $8,607
  • Monthly Payment: $717

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • STAR Credit (if applied): -$993 tax reduction
  • Enhanced STAR for Seniors (if qualified): -$1,500 tax reduction
  • Net Taxable Value: $600,000
  • Combined Tax Rate: 3.4% (example rate)
  • Annual Tax Before Credits: $20,400
  • Annual Tax After Enhanced STAR: $18,900
  • Monthly Payment: $1,575

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • STAR Credit (if applied): -$993 tax reduction
  • Veterans Exemption Credit (if qualified): Additional reduction varies
  • Net Taxable Value: $1,000,000
  • Combined Tax Rate: 3.6% (example rate)
  • Annual Tax Before Credits: $36,000
  • Annual Tax After STAR Credit: $35,007
  • Monthly Payment: $2,917

Note: All tax credits require separate applications and approval. Rates vary by specific location and taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Allegany County require property tax escrow accounts for borrowers with less than 20% down payment. Lenders collect monthly escrow payments equal to 1/12th of the estimated annual property tax bill, plus homeowners insurance. These funds are held in a separate account and used to pay property taxes when they become due on June 30th each year.

Property owners with escrow accounts will receive their tax bills directly from the county, but should forward copies to their lender for payment processing. Lenders typically pay the taxes 10-15 days before the June 30th due date to ensure timely payment. Annual escrow analyses are conducted to adjust monthly payments based on actual tax bills and account balances. Property owners should verify that their lender has paid taxes on time, as the property owner remains ultimately responsible for ensuring payment even when using escrow services.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Allegany County? A: Property taxes are due by June 30th for the current tax year. The final tax roll is filed on July 1st, and past due taxes begin accumulating penalties starting May 1st.

Q: What tax credits are available and do I need to apply? A: The main tax credits include the STAR program for school tax relief (requires application), Enhanced STAR for seniors 65+ with income limits, Senior Citizens Exemption, and Veterans Exemption. All credits require separate applications and are not automatically applied.

Q: How does the STAR Homestead credit work? A: STAR provides school tax relief, not a reduction in assessed value. Basic STAR can save up to $993 annually in Allegany County for 2025-2026. Enhanced STAR for qualifying seniors provides greater savings. You must apply through the Tax Department, and it's not automatic.

Q: When is the application deadline for exemptions and credits? A: Most exemption applications must be filed between January 1st and March 1st. The March 1st deadline is firm for most programs including STAR, Senior Citizens Exemption, and Veterans Exemption.

Q: How often are properties reassessed? A: Assessment practices vary by town within Allegany County. Each town assessor maintains their own assessment roll and may conduct revaluations on different schedules, typically every 3-6 years or as needed to maintain equitable assessments.

Q: How do I appeal my property assessment? A: Appeals must be filed with the local Board of Assessment Review, typically meeting in June. For 2025, the Allegany Board of Assessment Review meets June 9, 2025, from 4:00-8:00 PM at Allegany Town Hall, 52 West Main Street.

Q: What are the late payment penalties? A: A one-time penalty of 5% of the gross tax due is applied on May 1st when taxes become delinquent. Interest of 1% of the gross tax per month continues to accrue on unpaid balances.

Q: Can I pay property taxes online? A: Payment options vary by municipality within Allegany County. Contact your local tax collector or visit the county website to determine available online payment systems for your specific location.

Q: Why do special district taxes vary across the county? A: Special districts provide specific services like fire protection, water, sewer, or library services only to properties within their boundaries. You only pay for districts that serve your property, which is why tax bills can vary significantly even between neighboring properties.

Q: Who do I contact about my property taxes? A: For assessments, contact your town assessor. For tax collection questions, contact your local tax collector. The Town of Allegany Assessor can be reached at (716) 938-2343 at 52 West Main Street, Allegany, NY 14706.

Verified Sources

Backed by 9 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
State
Real Estate Taxalleghenycountytreasurer.us
02
County
Allegany County Adopts 2026 County Budgetalleganyco.gov
03
2026 Tentative Budgetalleganyco.gov
04
Town Assessor - Town & Village of Allegany, NYallegany.gov
05
County
Allegheny County Treasureralleghenycountytreasurer.us
06
Maximum 2025–2026 STAR exemption savings by municipalitytax.ny.gov
07
State
Exemptions From Real Property Taxation in New York Statetax.ny.gov
08
County
Allegany County Centralized Tax Database Studytax.ny.gov
09
Tax Doc
Property tax forms - Exemptions - Tax.NY.govtax.ny.gov
All sources verified as of 2025 Tax Year

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