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Updated 2025 Tax Year

Wyoming County
Property Tax Guide

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

10 Official Sources
8 min read
Quick Facts
Tax Rate
$8.18 per $1,000 assessed value (2025), varies by district combination
Exemptions
5+ Available
Section 1

How Property Tax Works

Wyoming County, New York operates on a property tax system that funds essential local services including schools, county government, town services, and special districts. Property taxes are the primary revenue source for these services, with the current effective tax rate averaging approximately $8.18 per thousand dollars of assessed value for the 2025 tax year. This represents a decrease from the previous year's rate of $8.55 per thousand.

Property tax rates vary significantly by location within Wyoming County due to different combinations of special taxing districts, school districts, and municipal boundaries. Each property owner's total tax bill reflects their specific combination of county taxes, town/village taxes, school district taxes, and any applicable special district assessments such as fire districts or library districts. The county participates in New York State's STAR program for school tax relief and offers various exemptions for qualifying property owners.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
County TaxVaries by townGeneral county services and operations
School TaxVaries by districtLocal school district funding (eligible for STAR relief)
Town TaxVaries by townMunicipal services within each town
Special DistrictsVaries by locationFire districts, library districts, water districts
Total Average$8.18Combined rate for FY 2025-2026

Note: The tentative rate for 2026 shows a projected change of -$0.36 from 2025. Actual rates vary significantly by specific location within Wyoming County due to different combinations of taxing jurisdictions. Property owners should refer to their individual tax bill for their exact rate combination.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Wyoming 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 Wyoming County are additional property tax assessments that occur when there are changes to a property's assessed value during the tax year. Common triggers include new construction, major improvements, ownership changes that remove exemptions, or corrections to assessments discovered after the tax roll is finalized.

When supplemental taxes are levied, they are calculated by applying the current tax rate to the difference between the old and new assessed values, prorated for the portion of the tax year affected. For example, if a property receives a $50,000 assessment increase due to completed construction in January, and the total tax rate is $8.18 per thousand, the supplemental tax would be approximately $409 ($50,000 ÷ 1,000 × $8.18) for the full year.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Less: Basic STAR Credit: -$600 (in tax savings)
  • Net Taxable Value: $300,000
  • Tax Rate: $8.18 per $1,000
  • Annual Tax: $2,454 ($300,000 ÷ 1,000 × $8.18) - $600 STAR = $1,854
  • Monthly Escrow: $154.50

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Less: Basic STAR Credit: -$600 (in tax savings)
  • Net Taxable Value: $600,000
  • Tax Rate: $8.18 per $1,000
  • Annual Tax: $4,908 ($600,000 ÷ 1,000 × $8.18) - $600 STAR = $4,308
  • Monthly Escrow: $359.00

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Less: Enhanced STAR Credit: -$1,200 (in tax savings, if qualified)
  • Net Taxable Value: $1,000,000
  • Tax Rate: $8.18 per $1,000
  • Annual Tax: $8,180 - $1,200 STAR = $6,980
  • Monthly Escrow: $581.67

Note: STAR credits require application and reduce the actual tax bill, not the assessed value. Credits shown are estimates and actual amounts vary by school district.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Wyoming County require property tax escrow accounts for borrowers with less than 20% equity. The lender collects monthly payments equal to 1/12 of the estimated annual property tax bill and holds these funds in an escrow account. Lenders typically pay property taxes on behalf of homeowners by the January 31st and September 1st due dates.

Property owners with escrow accounts should receive an annual escrow analysis from their lender, usually in the fall, which compares actual tax payments to collected escrow funds. If taxes increase significantly, the lender may require additional escrow payments or increase monthly payments. Conversely, if an escrow surplus exists, homeowners may receive a refund or reduced monthly payments. Property owners remain responsible for ensuring taxes are paid on time, even when using escrow accounts, and should verify payments are made by the due dates.

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 Wyoming County property taxes due for the current fiscal year? A: For FY 2025-2026, the first installment is due by January 31, 2026, and the second installment is due by September 1, 2026. No additional installments are required.

Q: What tax credits are available and do they require application? A: The primary tax credit is the STAR program, which provides school tax relief and requires application. Basic STAR is available to all homeowners, while Enhanced STAR provides greater savings for seniors 65+ with income limitations. Most credits and exemptions require annual or periodic application - they are not automatic.

Q: How does the homestead exemption work in Wyoming County? A: Wyoming County offers exemptions for qualifying residents, particularly seniors age 65+ who use their property exclusively as their legal residence. These exemptions reduce the assessed value subject to taxation and require application demonstrating eligibility.

Q: What is the assessment schedule and how do I appeal? A: Wyoming County operates a county assessment program for participating towns. Assessment values and appeal procedures vary by town. Property owners who disagree with assessments can file grievances during designated grievance periods, typically in late spring.

Q: What are the penalties for late payment? A: Late payment penalties apply to taxes not paid by the due dates. The penalty schedule is based on the total tax due and increases over time. Taxes paid by check are subject to collection processing time, so early payment is recommended.

Q: Can I pay property taxes online? A: Payment options vary by town within Wyoming County. Property owners should check with their specific town tax collector for available online payment systems and accepted payment methods.

Q: How do special district taxes affect my bill? A: Special districts like fire districts, library districts, or water districts add additional taxes to your bill. These rates vary significantly by location within the county and are based on the services available in your specific area.

Q: Are veterans eligible for property tax exemptions? A: Yes, qualifying veterans may be eligible for property tax exemptions in Wyoming County. These exemptions require application and proof of military service, with different benefits available based on service period and disability status.

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