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Updated 2025 Tax Year

Suffolk County
Property Tax Guide

Everything you need to know about property taxes in Suffolk 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
1.679% effective rate (varies by location)
Exemptions
5+ Available
Section 1

How Property Tax Works

Suffolk County's property tax system is a complex multi-layered structure that funds essential county services, school districts, town governments, and special districts. Property taxes in Suffolk County are among the highest in the nation, with an effective rate projected at approximately 1.679% for 2025, though actual rates vary significantly by location within the county due to different municipal and school district rates.

The property tax system operates on a calendar year basis, with assessments based on market value as of July 1st each year. Property owners receive tax bills that combine county taxes, town/city taxes, school district taxes, and various special district assessments. These taxes fund critical services including education, public safety, infrastructure maintenance, and social services throughout Suffolk County's diverse communities.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate RateDescription
County Tax0.350%Funds county services, parks, police, social services
School District Tax0.800% - 1.200%Varies by district, funds local public education
Town/City Tax0.200% - 0.400%Municipal services, local infrastructure, town programs
Fire District0.080% - 0.150%Local fire protection and emergency services
Library District0.040% - 0.080%Public library operations and facilities
Special Districts0.020% - 0.100%Water, sewer, lighting, and other special services
Total Effective Rate1.490% - 1.930%Combined rate varies by specific location
Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Suffolk 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 Suffolk County are triggered by changes in property ownership, new construction, or significant property improvements that increase assessed value during the tax year. When these events occur after the annual assessment date of July 1st, a supplemental assessment is issued to capture the increased tax liability for the remainder of the fiscal year.

The supplemental tax is calculated by determining the difference between the new assessed value and the previous assessed value, then applying the current tax rate to this difference, prorated for the remaining months in the tax year. For example, if a property undergoes a $100,000 improvement completed in October, and the local tax rate is 1.60%, the supplemental tax would be approximately $400 ($100,000 × 1.60% × 3/12 months remaining).

Example Calculation

$300,000 Property:

  • Assessed Value: $300,000
  • Less STAR Exemption: -$30,000
  • Net Taxable Value: $270,000
  • Tax Rate: 1.679%
  • Annual Tax: $4,533
  • Monthly Escrow: $378

$600,000 Property:

  • Assessed Value: $600,000
  • Less STAR Exemption: -$30,000
  • Net Taxable Value: $570,000
  • Tax Rate: 1.679%
  • Annual Tax: $9,570
  • Monthly Escrow: $798

$1,000,000 Property:

  • Assessed Value: $1,000,000
  • Less STAR Exemption: -$30,000
  • Net Taxable Value: $970,000
  • Tax Rate: 1.679%
  • Annual Tax: $16,286
  • Monthly Escrow: $1,357

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Suffolk County require property tax escrow accounts to ensure timely payment of property taxes. Lenders collect monthly escrow payments along with mortgage payments, typically 1/12th of the annual tax bill plus a small cushion. The escrow account is managed by the lender, who pays property taxes directly to Suffolk County when due.

Property taxes in Suffolk County are paid semi-annually, with the first installment due January 10th and the second installment due May 31st. Lenders typically pay these installments from the escrow account on behalf of homeowners. Property owners should verify their escrow payments annually and can monitor tax payments through the Suffolk County Comptroller's office at https://www.suffolkcountyny.gov/comptroller.

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Section 6

Frequently Asked Questions

Q: When are Suffolk County property taxes due? A: First-half taxes are due January 10th, and second-half taxes are due May 31st. Late payments incur interest charges starting June 1st.

Q: How do I qualify for the STAR exemption? A: STAR provides school tax relief for primary residences. Basic STAR is available to all homeowners, while Enhanced STAR is for seniors 65+ with income limitations.

Q: Can I appeal my property assessment? A: Yes, assessment appeals can be filed with your local Board of Assessment Review. Deadlines typically fall in July, but vary by town. Check https://www.suffolkcountyny.gov/realestate for specific dates.

Q: Are there exemptions for veterans? A: Yes, Suffolk County offers various veterans' exemptions including the Veterans' Exemption and the Cold War Veterans' Exemption for qualifying service members.

Q: How can I pay my property taxes online? A: Online payments can be made through the Suffolk County Comptroller's website. Visit https://www.suffolkcountyny.gov/comptroller for secure payment options.

Q: What happens if I pay my taxes late? A: Late payments incur interest charges. If taxes remain unpaid, the county may place a lien on the property and eventually initiate foreclosure proceedings.

Q: Do senior citizens qualify for additional exemptions? A: Yes, the Senior Citizens Exemption is available for homeowners 65+ who meet income requirements, providing a reduction in assessed value.

Q: How is my property's assessed value determined? A: Assessments are based on market value as of July 1st each year, considering recent sales, property characteristics, and market conditions in your area.

Verified Sources

Backed by 10 Official Government Sources

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

01
Review of the 2025-2028 Multi-Year Financial Planscnylegislature.us
02
2024-2025 Rate Sheetsoutholdtownny.gov
03
Filing Deadlinessuffolkcountyny.gov
04
County
Suffolk County Comptroller's Office > Taxpayer FAQ'ssuffolkcountyny.gov
05
Tax Doc
Property Tax Due Datesnyc.gov
06
Form RP-4250-s Application for Homestead Exemption in the ...tax.ny.gov
07
State
NY State Assembly Bill 2025-A7569nysenate.gov
08
Tax Doc
Property tax exemptions - Department of Taxation and Financetax.ny.gov
09
Formssuffolkcountyny.gov
10
County
Forms - County Clerksuffolkcountyny.gov
All sources verified as of 2025 Tax Year

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