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Updated 2025 Tax Year

Monroe County
Property Tax Guide

Everything you need to know about property taxes in Monroe 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
2.5% to 4.0% effective rate (County: $6.03/$1,000 + school/municipal taxes)
1st Due
Jan 31
2nd Due
Jul 31
Exemptions
5+ Available
Section 1

How Property Tax Works

Monroe County, New York operates under a property tax system that funds essential local services including schools, county operations, municipal services, and special districts. Property taxes are the primary source of revenue for these services, with funds distributed among various taxing jurisdictions including the county, school districts, towns, cities, and special districts within Monroe County.

The county maintains a competitive tax environment with the 2025 county tax rate set at a historic low of $6.03 per $1,000 of assessed value, representing a 9.3% decrease from the previous year. However, property owners pay additional taxes to school districts, municipalities, and special districts, which typically results in total effective tax rates ranging from approximately 2.5% to 4.0% of assessed value, depending on location within the county. Properties are assessed at full market value, and New York State's STAR program provides significant school tax relief for homeowners.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County Tax$6.03 per $1,000Monroe County services, infrastructure, and operations
School District TaxVaries by districtLocal school district operations and capital projects
Municipal TaxVaries by municipalityTown or city services, police, fire, highways
Special District TaxVaries by districtWater, sewer, lighting, fire protection districts
Library TaxVaries by districtPublic library system funding

Note: School district taxes typically represent the largest portion of the total tax bill, often 60-70% of the total. Municipal and special district rates vary significantly based on location and services provided.

Section 3

When Are Property Taxes Due?

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

First Installment
Jan 31
Delinquent after Dec 10
Second Installment
Jul 31
Delinquent after Apr 10
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 Monroe County are triggered by significant changes to property that occur after the assessment roll is finalized, typically including new construction, major improvements, or ownership transfers that reveal previously unreported improvements. These taxes cover the difference between the original assessment and the new assessed value for the remaining portion of the tax year.

Supplemental taxes are calculated by determining the difference between the old and new assessed values, then applying the current tax rate to this difference, prorated for the remaining months in the tax year. For example, if a $50,000 home addition is completed in October and the total tax rate is $30 per $1,000 of assessed value, the supplemental tax would be approximately $375 ($50,000 ÷ $1,000 × $30 × 3 months ÷ 12 months = $375) for the remainder of that tax year.

Example Calculation

$300,000 Home Example:

  • Assessed Value: $300,000
  • Less STAR Exemption: -$30,000
  • Net Taxable Value: $270,000
  • Total Tax Rate: $28/$1,000 (estimated)
  • Annual Tax: $7,560
  • Monthly Escrow: $630

$600,000 Home Example:

  • Assessed Value: $600,000
  • Less STAR Exemption: -$30,000
  • Net Taxable Value: $570,000
  • Total Tax Rate: $32/$1,000 (estimated)
  • Annual Tax: $18,240
  • Monthly Escrow: $1,520

$1,000,000 Home Example:

  • Assessed Value: $1,000,000
  • Less STAR Exemption: -$30,000
  • Net Taxable Value: $970,000
  • Total Tax Rate: $35/$1,000 (estimated)
  • Annual Tax: $33,950
  • Monthly Escrow: $2,829

Note: Tax rates vary by location within Monroe County. STAR exemption amounts may vary based on income and property type.

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Section 5

Escrow & Property Taxes

Most Monroe County homeowners with mortgages have their property taxes collected through an escrow account managed by their lender. The lender collects monthly payments equal to 1/12 of the annual tax bill plus insurance premiums, holding these funds in escrow until tax payments are due. Lenders typically pay property taxes directly to Monroe County before the April 30 deadline for the final installment.

Escrow accounts are analyzed annually, and lenders must provide detailed statements showing deposits, payments, and account balances. If there's a shortage due to increased assessments or tax rates, lenders may require additional monthly payments or a lump sum payment. Property owners should verify that their lender has paid taxes on time by checking with the Monroe County Treasury Office, as late payments can result in penalties and interest charges 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 Monroe County property taxes due? A: Property taxes are due in full by April 30. The county sends second notices in May to property owners who haven't paid by the April 30 deadline.

Q: What happens if I pay my taxes late? A: Unpaid taxes become delinquent on August 20, and the county publishes a list of delinquent properties on August 15. Additional penalties and interest charges apply to late payments.

Q: How does the STAR exemption work? A: The STAR (School Tax Relief) program provides an exemption on school district taxes for primary residences. Basic STAR is available to all homeowners, while Enhanced STAR provides larger savings for seniors meeting income requirements.

Q: What other exemptions are available in Monroe County? A: Available exemptions include Senior Citizens Exemption, Veterans Exemption, and a 10% assessed value reduction for volunteer firefighters and ambulance personnel. Eligibility requirements vary by exemption type.

Q: How can I appeal my property assessment? A: Assessment appeals must be filed with your local Board of Assessment Review during the designated grievance period, typically in late spring. Contact the Monroe County Office of Real Property Services for specific deadlines and procedures.

Q: Can I pay my property taxes online? A: Contact the Monroe County Treasury Office for current online payment options and accepted payment methods.

Q: How often are properties reassessed in Monroe County? A: Assessment practices vary by municipality within Monroe County. Contact your local assessor's office for information about reassessment schedules in your area.

Q: What if my mortgage company doesn't pay my taxes on time? A: Even with an escrow account, you remain ultimately responsible for tax payments. Monitor your account and contact the Monroe County Treasury Office if you suspect late payment issues.

Q: How are property taxes calculated if I buy or sell during the year? A: Property taxes are typically prorated between buyer and seller at closing based on the closing date, with each party responsible for their portion of the annual tax bill.

Q: Where can I get help with property tax questions? A: Contact the Monroe County Treasury Office for payment and collection questions, or the Monroe County Office of Real Property Services for assessment and exemption information.

Verified Sources

Backed by 9 Official Government Sources

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

01
County
County Executive Bello's 2025 Budget Unanimously ...monroecounty.gov
02
County
County Executive Bello Presents Proposed 2025 Budgetmonroecounty.gov
03
Frequently Asked Questions - CivicPlus.CMS.FAQbrightonny.gov
04
Tax Doc
Treasury / Property Taxmonroecounty.gov
05
County
County Executive Bello Reminds Residents Property Tax ...monroecounty.gov
06
County
Town of Parma, New York - Monroe County - Village of Hiltonparmany.gov
07
County
Monroe County Executive Adam Bello Announces Property ...monroecounty.gov
08
County
Monroe County, NY - Real Property - Forms & Publicationsmonroecounty.gov
09
Tax Doc
The Homestead Tax Option: Real Property Tax Law, Article 19 ...tax.ny.gov
All sources verified as of 2025 Tax Year

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