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Updated 2025 Tax Year

Ulster County
Property Tax Guide

Everything you need to know about property taxes in Ulster 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 2.5% of market value (varies by district combination)
Exemptions
6+ Available
Section 1

How Property Tax Works

Ulster County's property tax system funds essential local services including schools, county operations, municipal services, and special districts. Property owners pay taxes based on their assessed property value multiplied by the combined tax rates from various taxing jurisdictions. The effective tax rate in Ulster County typically ranges from 1.2% to 2.5% of market value, though this varies significantly by location within the county.

Tax rates differ across Ulster County because properties may fall within different combinations of school districts, towns, cities, villages, fire districts, and other special taxing districts. Each jurisdiction sets its own tax rate annually based on its budget needs. The county conducts property assessments to determine taxable values, while individual municipalities and districts establish their levy rates. Property owners should verify their specific tax rate by checking which taxing districts apply to their property location.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate Rate RangeDescription
County Tax0.15% - 0.25%Funds county services, sheriff, courts, health services
School Tax0.80% - 1.50%Local school district operations and capital costs
Town/City Tax0.10% - 0.40%Municipal services like roads, parks, administration
Fire District0.05% - 0.20%Local fire protection services
Special Districts0.02% - 0.15%Water, sewer, lighting, library districts
Total Effective Rate1.20% - 2.50%Combined rate varies by location

Rates shown are estimates for FY 2025-2026 levy year. Actual rates vary significantly based on your property's specific taxing districts. Contact the Ulster County Real Property Tax Office for precise rates applicable to your property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Ulster 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 are additional property tax bills issued when there are changes to property ownership, value, or use during the tax year. Common triggers include new construction completion, property improvements that increase assessed value, ownership transfers that remove existing exemptions, or corrections to assessment errors.

Supplemental taxes are calculated by applying the current tax rate to the change in assessed value, prorated for the portion of the tax year remaining. For example, if a $50,000 home addition is completed in January and increases your assessed value by $40,000, you would owe supplemental tax on that $40,000 increase for the remaining 11 months of the tax year. At a 2.0% effective tax rate, this would result in approximately $733 in supplemental tax ($40,000 × 0.02 × 11/12 months).

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Basic STAR Credit Applied: -$540 (requires application)
  • Net Annual Tax: $5,460 (at 2.0% rate)
  • Monthly Escrow: $455

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Basic STAR Credit Applied: -$540 (requires application)
  • Net Annual Tax: $11,460 (at 2.0% rate)
  • Monthly Escrow: $955

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Enhanced STAR Credit Applied: -$1,320 (if eligible, requires application)
  • Net Annual Tax: $18,680 (at 1.9% rate)
  • Monthly Escrow: $1,557

All tax credits require annual application and are not automatically applied. Actual tax rates vary by specific location and taxing districts within Ulster County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders require property tax escrow accounts for Ulster County homeowners. Your lender collects monthly escrow payments as part of your mortgage payment, then pays your property taxes directly to the county when due. Lenders typically collect 1/12 of your annual tax bill each month, plus a buffer amount to ensure adequate funds.

Property tax payments in Ulster County are due by May 31st annually. Your mortgage company will receive the tax bill and make payment from your escrow account. Lenders must provide an annual escrow analysis showing how your payments were used and any adjustments needed for the coming year. If your taxes increase due to assessment changes or rate increases, your monthly escrow payment may be adjusted accordingly. You can verify tax payments were made by checking with the Ulster County Real Property Tax Office or accessing online payment records.

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 Ulster County property taxes due for FY 2025-2026? A: Property taxes are due by May 31, 2025. Delinquent taxes can still be paid through November with penalties and interest.

Q: What tax credits are available and how do I apply? A: The STAR program provides school tax relief (Basic STAR or Enhanced STAR for seniors). Senior Citizens Exemption and Veterans Exemption are also available. All require annual application through your local assessor's office - none are automatic.

Q: How does the Homestead credit work? A: New York's homestead provisions help limit assessment increases for primary residences, but specific programs vary by municipality. Contact your local assessor to determine available assessment limitation programs and application requirements.

Q: How often are properties reassessed in Ulster County? A: Ulster County aims for market value assessments updated regularly, but schedules vary by town. Contact your local assessor for your area's assessment schedule and appeal deadlines.

Q: What are the penalties for late tax payments? A: Interest and penalties accrue on unpaid taxes after the May 31 deadline. Contact the Ulster County Treasurer's office for specific penalty rates and payment options.

Q: Can I pay property taxes online? A: Yes, Ulster County offers online payment options through the county website. Check ulstercountyny.gov for available payment methods and any associated fees.

Q: Do special districts affect my tax bill? A: Yes, your total tax rate includes charges from all applicable districts (fire, water, sewer, library, etc.). Your tax bill will itemize charges from each taxing jurisdiction.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with your local Board of Assessment Review by the statutory deadline (typically late May). Contact your town/city assessor's office for forms and specific deadlines.

Verified Sources

Backed by 10 Official Government Sources

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

01
Tax Doc
Revenues: Sales Tax: Real Property Tax: Interest Earningscomptroller.ulstercountyny.gov
02
STAR exemption amounts for school year 2025–2026: Ulster ...tax.ny.gov
03
Financial Reportsulstercountyny.gov
04
County
Deadline to switch to STAR by municipality: Ulster Countytax.ny.gov
05
Tax Doc
Town Clerk | Tax Collectortokny.us
06
County
Tax Information - Ulster County - Pay, Rates, Assessmentsulstercountyny.gov
07
Tax Doc
Adopt Existing Real Property Tax Lawshsci.ulstercountyny.gov
08
Assessmentsulstercountyny.gov
09
Legal Noticeslegislature.ulstercountyny.gov
10
Temporary Assistanceulstercountyny.gov
All sources verified as of 2025 Tax Year

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