HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Madison County
Property Tax Guide

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

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
$10.86-$18+ per $1,000 assessed value, varies by town/school/fire district combination
Exemptions
6+ Available
Section 1

How Property Tax Works

Madison County, New York operates under a property tax system that funds essential local services including schools, county government, town services, and fire protection. Property taxes are the primary revenue source for these local governments, with tax rates varying significantly by location within the county due to different combinations of taxing districts. For the 2025 tax year, property owners can expect effective tax rates ranging from approximately $10.86 to over $18 per $1,000 of assessed value, depending on their specific town, school district, and fire district.

The county uses a real property tax system where your annual tax bill is calculated by multiplying your property's assessed value by the combined tax rates of all applicable taxing jurisdictions. These typically include county taxes, town taxes, school district taxes, and fire district taxes where applicable. Property assessments are conducted at the local level by town and city assessors, with the taxable status date set at March 1st annually (May 1st for City of Oneida properties).

Section 2

What Makes Up Your Tax Bill

ComponentRate per $1,000Description
County Tax$10.856Madison County general operations and services
Town TaxVaries by townLocal town services (example: Brookfield $7.171)
School District TaxVaries by districtLocal school district operations
Fire District TaxVaries by districtFire protection services (example: Brookfield Fire $0.957)

Rates shown are for FY 2025 and represent examples from Brookfield. Actual rates vary significantly by location within Madison County based on your specific town, school district, and fire district. Contact your local assessor for exact rates applicable to your property.

Note: Special taxing districts such as library districts, lighting districts, or water districts may impose additional taxes that will appear on your tax bill.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Madison 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

Madison County imposes a real estate transfer tax on property sales, authorized at up to $2.00 for each $500 of property value transferred. This supplemental tax is triggered when property ownership changes hands and is typically paid at closing by the buyer or seller as negotiated in the purchase agreement.

Unlike annual property taxes, this transfer tax is a one-time assessment collected during the real estate transaction. The tax is calculated based on the sale price or fair market value of the property, whichever is higher. For example, on a $400,000 property sale, the transfer tax would be approximately $1,600 ($400,000 ÷ $500 × $2.00).

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Basic STAR Credit: -$30,000 (school tax portion only)
  • Net Taxable for Schools: $270,000
  • Annual Tax (at $18.00/$1,000): ~$5,130
  • Monthly Escrow: ~$428

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Basic STAR Credit: -$30,000 (school tax portion only)
  • Net Taxable: $570,000/$600,000 (varies by component)
  • Annual Tax (at $18.00/$1,000): ~$10,260
  • Monthly Escrow: ~$855

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Enhanced STAR Credit: -$68,700 (if qualified, school tax only)
  • Net Taxable: $931,300/$1,000,000 (varies by component)
  • Annual Tax (at $18.00/$1,000): ~$16,767
  • Monthly Escrow: ~$1,397

Note: STAR credits require separate application to NYS and only apply to school tax portions. Other tax credits may be available but require individual applications to local assessors.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Madison County require property tax escrow accounts, collecting 1/12th of your annual property tax bill with each monthly mortgage payment. Lenders typically collect an initial escrow deposit at closing equal to 2-3 months of property taxes, then maintain a cushion throughout the year to ensure timely tax payments.

Property taxes in Madison County are generally due by April 30th annually, and your lender will make payments directly to the appropriate tax collector on your behalf. Lenders conduct annual escrow analyses to adjust your monthly payment based on actual tax bills and account balance. If your property taxes increase significantly due to reassessment or rate changes, your monthly escrow payment will be adjusted accordingly, sometimes requiring additional lump-sum payments to cover shortfalls.

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 Madison County? A: Property taxes for FY 2025 are due by April 30, 2025. Delinquent taxes are collected by the Madison County Sheriff's Office, and unpaid taxes are transferred to the Madison County Clerk's Office for additional collection efforts.

Q: What tax credits are available and do I need to apply? A: The primary tax credit is the STAR program (Basic and Enhanced STAR) which reduces school taxes only. You must apply separately to New York State at 518-457-2036. Other exemptions like Senior Citizens, Veterans, and Disabled exemptions require applications to your local town or city assessor before the March 1st taxable status date.

Q: How does the STAR credit work? A: STAR provides a credit against school property taxes only - it does not reduce your assessed value. Basic STAR provides up to $30,000 in assessment relief for school taxes, while Enhanced STAR offers higher benefits for seniors meeting income requirements. You must apply directly with New York State, not your local assessor.

Q: When can I appeal my property assessment? A: The Tentative Assessment Roll is available for public inspection from May 1st until the fourth Tuesday in May. Property owners with assessment changes receive notices 10 days prior to Grievance Day. You have the right to formal review of your assessment if you own property in New York State.

Q: Are there penalties for late tax payments? A: Yes, late payments incur penalties and interest charges. Contact the Madison County Sheriff's Office or County Clerk's Office for specific penalty rates and collection procedures for delinquent taxes.

Q: Can I pay my taxes online? A: Contact your local tax collector directly for online payment options, as payment methods vary by municipality within Madison County.

Q: Why do tax rates vary within Madison County? A: Your total tax rate depends on your specific combination of county, town, school district, and fire district. Each jurisdiction sets its own tax rate based on local budget needs and assessed values within their boundaries.

Q: What is the deadline for exemption applications? A: Most exemptions must be filed by March 1st (the taxable status date), except in the City of Oneida where the deadline is May 1st. STAR applications are made directly to New York State and have different deadlines - contact 518-457-2036 for STAR application timing.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
2025 Town & Co Tax Rates - Madison Countymadisoncounty.ny.gov
02
County
2025 Adopted Budget | Madison County, NYmadisoncounty.ny.gov
03
County
Archive Center • Town & County Tax Ratesmadisoncounty.ny.gov
04
Tax Doc
Important Dates in the Real Property Tax Cycle | Madison ...madisoncounty.ny.gov
05
County
Taxes | Madison County, NYmadisoncounty.ny.gov
06
Tax Doc
Delinquent Property Taxesmadisoncountyclerk.us
07
County
Quick Links • Real Property Tax Services - Madison Countymadisoncounty.ny.gov
08
County
Real Property | Madison County, NYmadisoncounty.ny.gov
09
Forms | Hamilton, NYtownofhamiltonny.gov
10
Bill Search and Legislative Informationassembly.state.ny.us
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate