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Updated 2025 Tax Year

Sullivan County
Property Tax Guide

Everything you need to know about property taxes in Sullivan 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
Varies by district - base county rate plus school, fire, water, and library district assessments
Exemptions
5+ Available
Section 1

How Property Tax Works

Sullivan County, New York operates under a property tax system that funds essential local services including schools, county operations, and municipal services. Property taxes are the primary revenue source for these services, with tax bills reflecting a combination of county, town, school district, and special district assessments. The county utilizes a market value assessment approach with an equalization rate of 59.5% for 2025, meaning properties are assessed at approximately 60% of their market value.

Effective tax rates vary significantly across Sullivan County depending on your specific location and the special taxing districts that serve your property. These districts may include school districts, fire districts, water districts, and library districts, each adding their own levy to your total tax bill. The taxable status date is March 1st, with the tentative assessment roll published on May 1st. Property owners should note that tax rates and assessments can vary considerably between different towns and school districts within Sullivan County.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate RateDescriptionLevy Year
County Tax0.3-0.5%County government services, sheriff, courtsFY 2025
Town Tax0.2-0.4%Local municipal services, roads, parksFY 2025
School Tax0.8-1.2%Local school district operations and capitalFY 2025-2026
Fire District0.1-0.3%Fire protection servicesFY 2025
Special Districts0.1-0.2%Water, sewer, library, lighting districtsFY 2025
Total Effective Rate1.5-2.6%Combined rate varies by locationFY 2025

Note: Actual rates vary significantly based on your specific location within Sullivan County and which special taxing districts serve your property. The equalization rate of 59.5% is applied to determine final assessments.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Sullivan 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

Sullivan County may impose supplemental property taxes when there are changes in property ownership, new construction, or significant improvements that occur after the March 1st taxable status date. These supplemental taxes are calculated based on the difference between the old and new assessed values, prorated for the remaining portion of the tax year. For example, if you complete a home addition worth $50,000 in assessed value in September, you would owe supplemental taxes on that $50,000 for the remaining months of the fiscal year.

Supplemental taxes are calculated by multiplying the change in assessed value by the applicable tax rate, then prorating for the number of months remaining in the tax year. Property owners typically receive supplemental tax bills within 30-60 days of the assessment change, and these taxes are due within 30 days of the bill date.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (59.5% equalization): $178,500
  • Less: STAR Credit (school taxes): -$30,000
  • Net Taxable Value: $148,500
  • Annual Tax (1.8% effective rate): $2,673
  • Monthly Payment: $223

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (59.5% equalization): $357,000
  • Less: STAR Credit (school taxes): -$30,000
  • Net Taxable Value: $327,000
  • Annual Tax (2.0% effective rate): $6,540
  • Monthly Payment: $545

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (59.5% equalization): $595,000
  • Less: Enhanced STAR Credit: -$66,800
  • Net Taxable Value: $528,200
  • Annual Tax (2.2% effective rate): $11,620
  • Monthly Payment: $968

Note: STAR credits require annual application and have income limitations. Credit amounts vary by school district.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Sullivan County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects monthly tax payments as part of your mortgage payment and pays your property taxes directly to the Sullivan County Treasurer when due. Lenders typically collect 1/12th of your annual tax bill each month, plus an additional 2-month cushion as required by federal law.

Property tax bills are sent to your lender if you have an escrow account, but you should still receive a copy for your records. You can verify that your lender has paid your taxes correctly by checking with the Sullivan County Treasurer's Office. If you pay your own taxes (no escrow), payments must be made directly to the Treasurer's Office by check or money order, as online payments are not currently available. Contact the Sullivan County Treasurer's Office to confirm current payment due dates and acceptable payment methods.

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Section 6

Frequently Asked Questions

Q: When are Sullivan County property taxes due for FY 2025? A: Contact the Sullivan County Treasurer's Office directly for specific due dates, as the county is currently collecting 2024 and earlier taxes. Payment schedules vary by municipality within the county.

Q: What tax credits are available and do they require application? A: The STAR program provides school tax relief and requires annual application with income verification. Senior Citizens Exemptions and Veterans Exemptions are also available but require separate applications with specific eligibility criteria and documentation.

Q: How does the STAR Homeowner Credit work? A: STAR reduces your assessed value for school tax purposes only. Basic STAR provides up to $30,000 reduction in assessed value, while Enhanced STAR for seniors provides larger reductions. You must apply annually and meet income requirements.

Q: When can I appeal my property assessment? A: Assessment appeals must be filed on Grievance Day, which occurs on the fourth Tuesday after the May 1st tentative roll publication. Contact your local assessor's office for specific deadlines and procedures.

Q: What are the penalties for late property tax payments? A: Late payment penalties and interest are imposed on delinquent taxes. Contact the Sullivan County Treasurer's Office for current penalty rates and payment options for delinquent accounts.

Q: Can I pay my property taxes online? A: Currently, Sullivan County does not accept online tax payments. Payments must be made in person or by mail to the Treasurer's Office using check or money order.

Q: How do special district taxes affect my bill? A: Special districts for fire protection, water, sewer, and libraries add separate line items to your tax bill. The specific districts affecting your property depend on your location within Sullivan County.

Q: What is the equalization rate and how does it affect my taxes? A: The 59.5% equalization rate for 2025 means your property is assessed at approximately 60% of market value. This rate is used to ensure fair distribution of taxes across different assessment levels within the county.

Verified Sources

Backed by 10 Official Government Sources

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

01
Assessortownofsullivanny.gov
02
2025 final STAR credit and exemption savings amountstax.ny.gov
03
2025 Real Property Assessment Rollssullivanny.gov
04
County
Property Taxes | Sullivan County NYsullivanny.gov
05
Tax Doc
Redemption Date for 2023 Tax-Foreclosed Properties Is ...sullivanny.gov
06
Property Redemption Date Extended to June 30sullivanny.gov
07
Building Permitstownofsullivanny.gov
08
Tax Doc
Real Property Tax Exemptions Administration - Town of ...osc.ny.gov
09
Tax Doc
Property tax exemptions - Department of Taxation and Financetax.ny.gov
10
Sponsored Legislation - Brian Maherassembly.state.ny.us
All sources verified as of 2025 Tax Year

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