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Updated 2025 Tax Year

Franklin County
Property Tax Guide

Everything you need to know about property taxes in Franklin 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
1.2% to 2.8% of assessed value, varies by municipality and school district
Exemptions
6+ Available
Section 1

How Property Tax Works

Franklin County, New York operates under a property tax system that funds essential local services including schools, county government operations, municipal services, and special districts. Property taxes are the primary revenue source for local governments throughout the county, with rates varying significantly by location due to the overlapping jurisdictions of county, town, village, school district, and special district taxes.

The effective property tax rate in Franklin County typically ranges from 1.2% to 2.8% of assessed value, depending on your specific location within the county. Your actual tax rate is determined by the combination of all taxing jurisdictions that serve your property, including the county, your local municipality (town or village), school district, and any special districts such as fire districts or lighting districts. Properties are assessed at full market value, and tax bills are calculated by multiplying the net assessed value (after any applicable credits) by the combined tax rate for all applicable jurisdictions.

Section 2

What Makes Up Your Tax Bill

ComponentEstimated Rate RangeDescription
County Tax0.3% - 0.5%Funds county government services, health services, public safety
School District Tax1.5% - 2.0%Funds local school districts (varies significantly by district)
Town/Village Tax0.2% - 0.8%Funds municipal services, road maintenance, local government
Fire District Tax0.1% - 0.3%Funds local fire protection services (where applicable)
Total Combined Rate1.2% - 2.8%Varies by specific location and districts

Note: These rates are estimates for FY 2024-2025 as Franklin County's final 2025 tax rates have not yet been finalized. Your actual tax rate depends on your specific location within the county and which special taxing districts serve your property. Contact your local assessor's office for precise rates applicable to your property.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Franklin 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 Franklin County are additional property tax bills issued when there are changes to property ownership, value, or exemption status that occur after the annual assessment roll is finalized on July 1st. Common triggers include new construction completion, property ownership transfers, removal of tax-exempt status, or corrections to assessment errors discovered mid-year.

Supplemental taxes are calculated based on the difference between the old assessed value and the new assessed value, multiplied by the applicable tax rate, and prorated for the remaining months in the tax year. For example, if a property assessment increases from $200,000 to $250,000 due to completed renovations in January, and the combined tax rate is 2.0%, the supplemental tax would be calculated as: ($50,000 increase × 2.0% = $1,000) × (remaining months/12 months) = supplemental tax owed. These supplemental bills are typically due within 30 days of issuance.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • STAR Credit Applied: -$30,000 (requires application)
  • Net Taxable Value: $270,000
  • Combined Tax Rate: 2.0%
  • Annual Tax: $5,400
  • Monthly Escrow: $450

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • STAR Credit Applied: -$30,000 (requires application)
  • Net Taxable Value: $570,000
  • Combined Tax Rate: 2.2%
  • Annual Tax: $12,540
  • Monthly Escrow: $1,045

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • STAR Credit Applied: $0 (income limits may apply)
  • Net Taxable Value: $1,000,000
  • Combined Tax Rate: 2.5%
  • Annual Tax: $25,000
  • Monthly Escrow: $2,083

Note: STAR and other tax credits require annual application and have income eligibility requirements. Credits shown are estimates and actual amounts may vary based on program rules and income limits.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Franklin County require borrowers to maintain an escrow account for property tax payments, particularly when the loan-to-value ratio exceeds 80%. Your lender will estimate your annual property tax liability, divide it by 12, and collect that amount with your monthly mortgage payment. The lender typically collects an additional 2-3 months of taxes as a cushion to ensure sufficient funds are available when taxes are due.

Property taxes in Franklin County are generally due by July 1st each year, and your mortgage servicer will make the payment directly to the appropriate tax collector on your behalf. Lenders are required to provide an annual escrow analysis showing the previous year's activity and any adjustments needed for the coming year. If your property taxes increase significantly due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly. You can verify that your lender has made timely payments by checking with your local tax collector's office or reviewing your annual tax bill statement.

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 Franklin County for FY 2024-2025? A: Property taxes are due by July 1st each year. The tentative assessment roll is typically filed on May 1st, with the final assessment roll completed by July 1st.

Q: What tax credits are available and do I need to apply? A: The primary credit is the STAR program for school tax relief, which requires annual application. Senior Citizens Exemptions and Veterans Exemptions are also available but require separate applications with specific eligibility requirements and deadlines.

Q: How does the STAR Homestead credit work? A: STAR provides a credit against school taxes only, not total property taxes. Basic STAR provides approximately $30,000 in assessed value credit, while Enhanced STAR for seniors provides additional relief. You must apply annually, and income limits apply. The deadline to switch to STAR varies by municipality but is typically two weeks prior to July 1st.

Q: When does property assessment occur and how can I appeal? A: Properties are assessed annually with values established as of the assessment date. If you disagree with your assessment, you can file a grievance with the Board of Assessment Review. Contact your local assessor's office for specific deadlines and procedures.

Q: What are the penalties for late property tax payments? A: Late payments typically incur interest charges and penalties. Contact your local tax collector for specific penalty rates and collection procedures, as these may vary by municipality within Franklin County.

Q: Can I pay my property taxes online? A: Online payment options vary by municipality within Franklin County. Contact your local tax collector's office to inquire about available electronic payment methods for your specific location.

Q: Why do tax rates vary within Franklin County? A: Tax rates vary because properties may be served by different combinations of school districts, fire districts, lighting districts, and municipalities. Each taxing jurisdiction sets its own rate based on its budget needs and total assessed value within its boundaries.

Q: Who do I contact about property tax questions in Franklin County? A: Contact your local town or village assessor for assessment questions, your local tax collector for payment issues, and the Franklin County Real Property Tax Services office at (518) 481-1681 for general county property tax information.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
The Franklin County Legislature duly adopted thefranklincountyny.gov
02
RESOLUTION NO. 198 Offered by Economic Development ...franklincountyny.gov
03
2025 final STAR credit and exemption savings amountstax.ny.gov
04
County
Deadline to switch to STAR by municipality: Franklin Countytax.ny.gov
05
Tax Doc
Real Property Tax Servicesfranklincountyny.gov
06
Tax Doc
Property tax calendar - Department of Taxation and Financetax.ny.gov
07
County
county - franklin - New York State Department of Statedos.ny.gov
08
State
Exemptions From Real Property Taxation in New York Statetax.ny.gov
09
Franklin T A X A B L E SECTION OF THE ROLLfranklincountyny.gov
10
Bill Search and Legislative Informationnyassembly.gov
All sources verified as of 2025 Tax Year

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