How much are property taxes in Nassau vs. Suffolk, and how do I check a home's taxes?
Long Island property taxes are among the highest in the country, and the bill depends on the specific house and the taxing districts it sits in, not just the county. Third-party estimates put the typical bill in both counties at roughly $11,000 to $14,500 a year before exemptions. Before you offer, get the home's actual current tax bill and check whether it reflects exemptions or a grievance reduction you would not receive.
What is in a Long Island tax bill
A Long Island property tax bill combines several levies. The education portion is usually the largest share. The rest goes to the county, the town and special districts such as fire, library, water and sanitation. Homes inside an incorporated village also get a separate village tax bill.
That is why two similar houses a mile apart can have very different bills.
How Nassau and Suffolk differ
Nassau: the County Department of Assessment values most homes (the cities of Glen Cove and Long Beach assess their own). Taxes come on two bills: education taxes due October 1 and April 1, and general (county and town) taxes due January 1 and July 1, each with a short grace period.
Suffolk: each of the ten towns assesses its own homes. Taxes come on one combined bill from the town Receiver of Taxes, with the first half due January 10 and the second half due May 31 (Riverhead's dates differ slightly).
How to check a specific home's taxes before you offer
Ask for the most recent actual tax bill, not just the figure on the listing.
Look the property up with Nassau County or the Suffolk town receiver of taxes to confirm the amount.
Check the exemptions on the bill. Senior, veteran, disability and STAR exemptions belong to the current owner and usually will not carry over to you.
Ask whether the seller recently won a grievance reduction, and for which tax year.
Ask your lender to estimate the monthly escrow using the full, unexempted tax amount.
STAR for new homeowners
New homeowners now receive the STAR credit, a check or direct deposit from New York State toward the education portion of your taxes, rather than the older exemption that reduced the bill directly. Basic STAR is available with household income up to $500,000. Enhanced STAR is for owners 65 and older; the 2026–27 income limit is $110,750. Register with the NYS Tax Department after you close.
Can I lower the taxes after I buy?
Yes, by filing an assessment grievance if the home's assessed value is too high. In Nassau, you file with the Assessment Review Commission, usually between early January and March 1. In Suffolk, you file with your town's Board of Assessment Review by Grievance Day, usually the third Tuesday in May.
There is no county or town fee to file. Grievance firms typically charge a share of any savings.
Why is the tax on the listing lower than my estimate?
The seller's bill may include exemptions (STAR, senior, veteran) or a grievance reduction that will not apply to you. Budget with the full tax amount.
Do I pay property taxes monthly?
Most buyers with a mortgage pay a share of the taxes each month into an escrow account, and the lender pays the bills when they are due.
Is Nassau or Suffolk cheaper for property taxes?
It depends on the specific home and its taxing districts. County-wide medians are close, so compare the actual bills of the homes you are considering.
Vladimir Reyes Fuentes, Licensed Real Estate Salesperson, Khan & Sons Realty LLC, 1025 Old Country Rd, Suite 225, Westbury, NY 11590. (516) 595-5932. Serving Nassau & Suffolk Counties.