Westchester Property Taxes: A Complete Guide for NYC Buyers

Westchester Property Taxes: A Complete Guide for NYC Buyers | Tami Earnest | Compass

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Relocation Guide NYC → Westchester 2026

Westchester Property Taxes: A Complete Guide for NYC Buyers

Westchester property taxes run $9,000-$40,000+ annually depending on town and home value. Here is how they are structured, what each town typically costs, and how to factor them into your purchase decision.

Tami Earnest — Licensed Real Estate Salesperson, Compass

Published 2026-06-19 • Updated 2026-06-19

How much are Westchester property taxes and how do they work?

Westchester property taxes have three components — school district, town/village, and county — with school taxes comprising 60-70% of the bill. Annual taxes on a $900K home range from $9,000 in Yonkers to $26,000 in Scarsdale. NYC buyers consistently underestimate this ongoing cost. The tax bill should be factored into monthly carrying costs the same way a mortgage payment is — not treated as a separate afterthought.

Property taxes are the single most discussed cost in every NYC-to-Westchester conversation. Here is exactly how they work and what each town actually costs.

How Westchester Property Taxes Are Structured

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.

Town-by-Town Tax Reference — Spring 2026

Town	Est. Annual Tax $900K Home	Est. Annual Tax $1.5M Home
Scarsdale	$22,000-$26,000	$34,000-$40,000
Bronxville	$20,000-$24,000	$32,000-$38,000
Larchmont / Mamaroneck	$18,000-$22,000	$28,000-$34,000
Rye / Harrison	$16,000-$20,000	$26,000-$32,000
New Rochelle	$14,000-$18,000	$22,000-$28,000
Ardsley / Tuckahoe	$14,000-$17,000	$22,000-$26,000
Tarrytown / Pleasantville	$12,000-$16,000	$19,000-$24,000
Yonkers / Ossining	$9,000-$13,000	$14,000-$20,000

Figures are estimates based on typical assessed values in each town. Verify the specific tax bill for any property you are considering with your attorney before making an offer.

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

How to Think About Property Taxes in the 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 Scarsdale with $24,000 in annual taxes has a meaningfully higher effective carrying cost than a $900,000 home in Ossining with $11,000 in taxes — a $13,000 annual difference that is $1,083/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

How much are property taxes in Westchester County?

Westchester property taxes vary significantly by town and school district. On a $900,000 home, annual taxes typically run $15,000-$22,000. Scarsdale and Bronxville are at the higher end — $20,000-$28,000 on a $1.5M home. Yonkers and Ossining run lower — $9,000-$14,000 on comparable values. The variation reflects both town tax rates and school district levies, with school taxes typically comprising 60-70% of the total bill.

Why are Westchester property taxes so high?

Westchester property taxes are high relative to most of the country for three structural reasons: a fragmented municipal structure (45 separate municipalities, each with its own government), highly funded local school districts that are primarily property-tax supported, and the high property values that produce large assessed values even at moderate millage rates. The school district component is the largest single driver — top-ranked districts like Scarsdale allocate $30,000+ per pupil annually, funded largely through property taxes.

How do I calculate property taxes for a specific Westchester home?

Property taxes in Westchester are calculated on the assessed value of the property (which may differ from market value), multiplied by the combined millage rate of the town, school district, and county. The listing should include the current annual tax figure — use that as your base. Budget for modest annual increases of 2-3% as a planning assumption. Ask your attorney to pull the tax history on any property before making an offer.

Can I get a property tax reduction in Westchester?

Yes — the STAR (School Tax Relief) program provides exemptions for primary residents, with enhanced benefits for seniors. Basic STAR exempts the first $30,000 of assessed value from school taxes for qualifying homeowners. Enhanced STAR provides larger exemptions for residents 65+ meeting income requirements. Applications are made through the New York State Department of Taxation. The annual savings are real but modest — typically $1,000-$2,500 annually.

How do Westchester property taxes compare to NYC taxes?

NYC residents pay city and state income taxes but relatively low property taxes on their apartments (co-op and condo assessments are heavily discounted under NYC tax law). A $900,000 Manhattan co-op might have an annual property tax of $8,000-$12,000. The equivalent Westchester home pays $15,000-$22,000 in property taxes. However, Westchester residents do not pay NYC income tax — saving 3.0-3.876% of taxable income annually, which for a $200,000 household income is $6,000-$7,750 in annual savings that partially offsets the higher property taxes.

Thinking About the Westchester Move?

I live in Scarsdale and work across NYC and Westchester. Happy to have a direct conversation about what the move actually looks like for your situation.

Get in Touch

Westchester property taxes are structured as three layers — school district (largest), town/village, and county — combined into one annual bill. Costs range from roughly $9,000 annually in Yonkers to $26,000+ in Scarsdale for a $900K home. The variation directly reflects school district funding levels. NYC buyers who treat property taxes as a separate afterthought rather than a core carrying cost consistently find their first-year budget insufficient. Verify the specific tax bill for any property before making an offer.

If you want to understand what property taxes would look like for a specific town or price range you are considering, I am happy to run through the numbers.

Tami Earnest is a Licensed Real Estate Salesperson with Compass, serving Manhattan, Brooklyn, and Westchester County. Scarsdale resident. 14 years, 1,300+ transactions, $164M+. View full profile →