Q: When are property taxes due in Cortland County for FY 2025?
A: Due dates vary by municipality. County and town taxes are generally due in January, Village of Homer taxes are due in March, and some jurisdictions like the Town of Cortlandville have deadlines by April 30. Check with your specific municipal tax collector for exact dates.
Q: What tax credits are available and do I need to apply?
A: The primary tax credit is the STAR program, which provides school tax relief for owner-occupied primary residences. Basic STAR and Enhanced STAR (for seniors with income limits) both require application and are NOT automatic. The deadline to apply for all exemptions and credits is May 1st each year.
Q: How does the STAR program work?
A: STAR is a tax credit that reduces school property taxes only, not an exemption from assessed value. Basic STAR provides a standard reduction in school taxes, while Enhanced STAR provides larger reductions for senior citizens meeting income requirements. Both require annual application by May 1st.
Q: What other exemptions might I qualify for?
A: New York offers Senior Citizens Exemptions and Veterans Exemptions that may reduce assessed value for qualifying property owners. These require separate applications with specific documentation and must be filed by the May 1st deadline. Contact your local assessor's office for eligibility requirements.
Q: How often are properties reassessed in Cortland County?
A: Assessment schedules vary by municipality within Cortland County. Some conduct annual updates while others may reassess every few years. Each municipality maintains its own assessment roll with different equalization rates applied by New York State.
Q: How do I appeal my property assessment?
A: Assessment appeals must be filed with your local Board of Assessment Review, typically during a brief filing period in late spring/early summer. Contact your municipal assessor's office for specific deadlines and required forms. Appeals must demonstrate that your assessment is unequal, unlawful, or excessive.
Q: What are the penalties for late payment?
A: Late payment penalties vary by municipality but typically include interest charges and fees. Some municipalities may also impose liens for significantly delinquent taxes. Contact your local tax collector for specific penalty structures.
Q: Can I pay my property taxes online?
A: Online payment availability varies by municipality in Cortland County. Many local tax collectors now offer online payment options, but you should verify with your specific municipality's tax collector office for available payment methods and any associated processing fees.
Q: Why do tax rates vary so much within Cortland County?
A: Tax rates vary due to different municipal service levels, school district funding needs, special district assessments (fire, library, water/sewer), and varying assessment practices. Each municipality sets its own tax levy, and properties may be subject to multiple overlapping taxing jurisdictions.
Q: What is the mortgage recording tax and when do I pay it?
A: Cortland County imposes an additional mortgage recording tax of $0.25 for each $100 secured by a mortgage. This is typically paid at closing when obtaining a new mortgage or refinancing, separate from ongoing property taxes.
