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Updated 2025 Tax Year

Essex County
Property Tax Guide

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

10 Official Sources
8 min read
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Quick Facts
Tax Rate
$4.28-$9.73 per $1,000 assessed value (varies by municipality and school district)
Exemptions
5+ Available
Section 1

How Property Tax Works

Essex County operates under New York State's property tax system, which funds essential local services including schools, county operations, and municipal services. Property taxes in Essex County are levied by multiple jurisdictions - the county, school districts, towns, and villages - creating a layered tax structure that varies significantly by location within the county.

The effective tax rates in Essex County vary considerably depending on your specific location and the combination of taxing jurisdictions that serve your property. For example, properties in Lake Placid face a village tax rate of $4.280143 per $1,000 of assessed value, while properties in areas served by North Elba and Saranac Lake face a combined rate of $9.728404, and those in St. Armand and Saranac Lake areas face $11.581433 per $1,000. These village rates are in addition to county, town, and school district taxes. The total effective tax rate typically ranges from 1.4% to over 2% of assessed value, making Essex County's tax burden moderate to high compared to other New York counties.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
County TaxVaries by townFunds county services, sheriff, courts
School TaxVaries by districtFunds local school districts
Town TaxVaries by townMunicipal services, roads, fire protection
Village Tax$4.28 - $11.58Additional municipal services (village areas only)

FY 2025 Village Tax Rates:

  • Lake Placid: $4.280143 per $1,000
  • North Elba/Saranac Lake: $9.728404 per $1,000
  • St. Armand/Saranac Lake: $11.581433 per $1,000

Note: These rates apply to the 2025 tax year and represent only the village portion of your total tax bill. County, school, and town rates vary by specific taxing districts and are assessed separately. Contact your local assessor for complete rate information for your property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Essex 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

Essex County is authorized to impose an additional real estate transfer tax on property transactions. This supplemental tax is triggered when property ownership changes through sale, transfer, or conveyance. The transfer tax is calculated based on the sale price or assessed value of the property at the time of transfer.

For example, if you purchase a home in Essex County for $400,000, you would be subject to both New York State transfer tax and Essex County's additional transfer tax. This is a one-time fee paid at closing and is separate from your ongoing annual property taxes. The transfer tax helps fund county services and is collected through the deed recording process.

Example Calculation

Example 1: $300,000 Home in Lake Placid

  • Assessed Value: $300,000
  • Less: STAR Credit (if applied): -$680
  • Net Taxable Value: $299,320
  • Estimated Total Rate: ~$25 per $1,000
  • Annual Tax: ~$7,483
  • Monthly (with escrow): ~$624

Example 2: $600,000 Home in North Elba/Saranac Lake

  • Assessed Value: $600,000
  • Less: Enhanced STAR Credit (if qualified): -$1,320
  • Net Taxable Value: $598,680
  • Estimated Total Rate: ~$28 per $1,000
  • Annual Tax: ~$16,763
  • Monthly (with escrow): ~$1,397

Example 3: $1,000,000 Home in St. Armand/Saranac Lake

  • Assessed Value: $1,000,000
  • Less: STAR Credit (if applied): -$680
  • Net Taxable Value: $999,320
  • Estimated Total Rate: ~$30 per $1,000
  • Annual Tax: ~$29,980
  • Monthly (with escrow): ~$2,498

Note: STAR credits require annual application and are not automatic. Rates shown are estimates combining village, county, school, and town taxes.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Essex County require property tax escrow accounts to ensure timely tax payments. Your lender collects 1/12 of your estimated annual tax bill with each monthly mortgage payment, holding these funds in an escrow account. The lender then pays your property taxes directly to Essex County when they become due on April 15 each year.

Your lender will provide an annual escrow analysis statement showing the previous year's tax payments and any adjustments needed for the coming year. If your taxes increase due to reassessment or rate changes, your monthly escrow payment may increase accordingly. You have the right to review escrow account activity and request corrections if errors occur. For properties without mortgages or with paid-off loans, owners are responsible for making tax payments directly to the county by the April 15 deadline.

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 Essex County? A: Property taxes for FY 2025 are due by April 15, 2025. This deadline applies to all properties in Essex County regardless of municipality.

Q: What tax credits are available and do I need to apply? A: The STAR (School Tax Relief) program provides credits against school taxes and requires annual application. Senior Citizens Exemption and Veterans Exemption are also available but require separate applications with specific eligibility requirements and deadlines.

Q: How does the Homestead exemption work? A: New York's property tax system includes assessment limitations that cap annual assessment increases, helping protect homeowners from dramatic tax increases. These protections may require filing depending on your local assessor's procedures.

Q: How often are properties reassessed? A: Assessment schedules vary by municipality within Essex County. Contact your local town or village assessor for specific reassessment cycles and procedures in your area.

Q: What are the penalties for late payment? A: Late payments incur interest and penalty charges. Contact the Essex County Treasurer at 518-873-3310 for specific penalty rates and payment options for delinquent taxes.

Q: Can I pay my taxes online? A: Yes, Essex County offers online payment options for property taxes. Delinquent payments can be made online or by calling 518-873-3310.

Q: How do special districts affect my tax bill? A: Special districts for services like fire protection, lighting, or water/sewer add separate line items to your tax bill. These vary significantly by location within Essex County.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with your local Board of Assessment Review. Deadlines and procedures vary by municipality, so contact your local assessor's office for specific requirements and forms.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Essex County Real Property Tax Servicesessexcountyny.gov
02
County
Town and County Tax Rates 2025essexcountyny.gov
03
Tax Doc
Elizabethtown Town Tax Roll 2025essexcountyny.gov
04
County
Deadline to switch to STAR by municipality: Essex Countytax.ny.gov
05
County
Essex County Real Property Tax Servicesrpts.essexcountyny.gov
06
State
Form ST-100 New York State and Local Quarterly Sales and ...tax.ny.gov
07
STAR exemption amounts for school year 2025–2026: Essex ...tax.ny.gov
08
State
Property Tax Exemptions | New York State Comptroller - NY.Govosc.ny.gov
09
State
NY State Senate Bill 2009-S60450nysenate.gov
10
State
Bill Search and Legislative Information | New York State Assemblyassembly.state.ny.us
All sources verified as of 2025 Tax Year

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