Westchester Property Taxes: A Complete Guide for NYC Buyers

How Are Westchester Property Taxes Calculated?

Westchester property taxes have three components that combine into the total annual bill:

School district taxes: The largest component, typically 60-70% of the total bill. Set annually by each school district's budget vote. Towns with highly rated school districts — Scarsdale, Bronxville, Rye — have correspondingly higher school tax levies.

Town/village taxes: The municipal operating budget for your specific town and village. Varies by municipality. Some Westchester villages have both town and village tax layers.

County taxes: Westchester County's operating budget allocated by assessed value. The smallest component, typically 10-15% of the total bill.

When you see a property listing with an annual tax figure, that number represents all three layers combined. It is the most reliable number to use for planning — but ask your attorney to verify it hasn't changed recently due to a reassessment.

For how property taxes factor into the full financial comparison of living in NYC versus Westchester, see the NYC vs. Westchester full financial comparison.

What Are Westchester Property Tax Rates by Town?

The table below converts each town's combined official tax rate into an estimated annual bill at two price points.

Estimates only. Each rate combines the county, town or city, village and school district full-value rates published by Westchester County and New York State (data.ny.gov), for the most recent tax years available (2025 to 2027 depending on the taxing body). They exclude special districts such as sewer, refuse, fire and library, and they exclude STAR. Your actual bill depends on the assessment of the specific property, so verify it with your attorney before making an offer. Sources: Westchester County property tax rates and data.ny.gov real property tax rates.

What Will My Monthly Cost Be in Each Westchester Town?

Enter a purchase price and pick a town to see an estimated monthly cost, with property tax included. Taxes are the number NYC buyers most often underestimate in Westchester.

For the true cost picture including taxes, closing costs, and ongoing expenses, see the full cost of moving from NYC to Westchester.

How Should Property Taxes Shape Your Purchase Decision?

Property taxes are a fixed ongoing cost that does not go away when the mortgage is paid off — it remains for as long as you own the home and typically increases modestly each year. That makes it meaningfully different from the purchase price, which is a one-time cost amortized over a long hold period.

The practical implication: a $900,000 home in Ardsley, at about $31,000 a year in taxes, has a meaningfully higher carrying cost than a $900,000 home in Rye at about $12,500 — a difference of about $18,700 a year, or roughly $1,560 a month. Budget for this the way you budget for a mortgage payment, not as an afterthought.

For what I tell NYC buyers when they first encounter Westchester property tax numbers, see what I tell NYC buyers thinking about the Westchester move.

Frequently Asked Questions