NYC Property Tax FAQ

NYC levies property tax based on assessed value, which is a percentage of market value determined by the Department of Finance (DOF). The tax rate varies by tax class. Property tax is the largest source of NYC revenue, generating over $30 billion annually.

Tax Class 1: 1-3 family homes (6% assessment ratio). Tax Class 2: Apartments, co-ops, condos (45% with phase-in caps). Tax Class 3: Utility property (special rates). Tax Class 4: Commercial and industrial (45% assessment ratio). Each class has a different tax rate set annually.

DOF uses comparable sales for Class 1, income capitalization for Class 2 and 4, and cost approach for Class 3. The assessed value is a percentage of market value based on the tax class. DOF publishes the Notice of Property Value (NOPV) each January.

The NOPV is the annual notice from DOF showing your property's tentative assessed value for the upcoming fiscal year. It is published in January, and property owners can challenge the assessment by filing with the NYC Tax Commission.

File an application with the NYC Tax Commission by March 1 for Class 2-4 properties or January 15 for Class 1. You can also hire a tax certiorari attorney. Approximately 30-40% of challenges result in some reduction. Evidence includes comparable sales, income/expense data, and appraisals.

STAR (School Tax Relief) provides property tax savings for owner-occupied primary residences. Basic STAR is for incomes up to $500,000, and Enhanced STAR is for seniors 65+ with incomes up to $107,300 for the 2025-26 school year — verify the current limit with NYS DTF. New applicants receive STAR as a credit check rather than an exemption.

421-a provides a tax exemption for new residential construction, phasing in full taxes over 15-35 years depending on the program version. Properties with 421-a pay reduced taxes initially, but the exemption eventually expires, causing significant tax increases. Buyers should always check the expiration date.

J-51 provides tax exemptions and abatements for residential building renovations and conversions. Buildings receiving J-51 benefits have their units subject to rent stabilization for the duration of the benefit period.

NYC sells liens on properties with unpaid taxes, water/sewer charges, or other municipal debts exceeding approximately $1,000. Private investors purchase these liens and can charge 18% annual interest. If the debt is not paid, the lien buyer can eventually foreclose on the property.

Enter any NYC address into RegWatch to see outstanding DOF balances, tax lien status, and lien history. You can also check DOF's website directly, but RegWatch combines tax data with other agency records for a complete picture.

Real Property Income and Expense (RPIE) reports are required annually from owners of income-producing properties with assessed values over $40,000. Failure to file results in penalties of $100/day (up to $10,000) and loss of the assessment cap for Class 2 properties.

Class 1 (1-3 family) properties are billed semi-annually (July 1 and January 1). Class 2-4 properties are billed quarterly (July 1, October 1, January 1, April 1). Late payments incur interest at 18% per year for amounts under $250,000.

Unpaid property taxes accrue interest at 18% per year. The property may be included in the annual tax lien sale. Ultimately, continued non-payment can lead to foreclosure. Water/sewer charges from DEP are also included in the lien sale.

An exemption reduces the assessed value (the base on which tax is calculated). An abatement reduces the actual tax bill directly. Some programs like J-51 provide both. Both reduce the amount of tax owed but through different mechanisms.

Condos are assessed individually as Tax Class 2. Co-ops are assessed on the entire building, and shareholders pay their portion through maintenance charges. Co-ops may qualify for a partial tax abatement. Assessment methods differ significantly between the two.

RegWatch pulls daily-refreshed DOF data including assessed value, market value, tax class, annual tax amount, outstanding balances, liens, exemptions, and historical trends. Our tax liability scoring identifies properties at risk of lien sale inclusion.

The Industrial and Commercial Incentive Program (now replaced by ICAP) provided tax exemptions for industrial and commercial property improvements. Existing ICIP benefits continue until they expire. ICAP provides similar benefits with an abatement rather than exemption structure.