The NYC Property Tax Bill: How Do You Look It Up, Read It and Pay It?
Your NYC property tax bill explained line by line, with the lookup portals, the payment routes, the quarterly due dates and the rate actually charged.
Updated September 2026. Bills for the 2026-27 tax year are charged at the 2025-26 rates, because the City Council has not adopted new ones. Finance says so in its Class 1 guide, and fiscal 2027 statements prove it: they multiply by 19.8430%, the tax year 2026 class 1 rate. The surcharge exemption deadline is October 6, 2026, and the bill due January 1, 2027 is the first to carry the non-primary residence surcharge.
A New York City property tax bill is a statement of account, not a valuation notice. The Department of Finance issues it four times a year on smaller properties and twice a year on larger ones, posts it to the same portal that holds your Notice of Property Value, and mails it about a month before the money is due. It carries more than the tax: sidewalk charges, boiler and elevator fees, water liens, business improvement district assessments, and from January 2027 the non-primary residence surcharge. The valuation machinery behind the number sits in our guide to how NYC property tax works.
What is on a NYC property tax bill, line by line?
Finance’s summary is that the bill shows current and past due tax charges, other property-related charges, exemptions and abatements, overpayments or credits, the early payment discount, and how the tax was calculated. On the statement that is six blocks.
| Block on the statement | Lines inside it |
|---|---|
| How much do I owe? | Outstanding charges, new charges, and the total due by the printed date, in amounts only. The Billing Summary on page two is where Finance defines them: outstanding charges are unpaid balance plus interest from earlier billing periods, new charges are new property taxes plus other charges. |
| Billing summary | The amount that clears the rest of the tax year, and the discount for paying it now. On a mortgaged property it splits in two, one figure if you still have a mortgage and one if you no longer do. |
| Your property details | Estimated market value, the tax class, and every exemption by name. |
| The annual tax calculation | Billable assessed value, minus exemptions, times the current tax rate, equals the annual property tax. Check this block first. |
| Activity for this billing period | Finance’s own tax charge, then a separate block and subtotal for each other agency that charged the lot. |
| Summary of future account activity | The remaining due dates in the tax year and the amount scheduled against each. |
An exemption cuts assessed value before the tax is worked out, so it sits above the rate on that calculation block; an abatement cuts the tax after it has been calculated. The other-agency charges are what surprise owners. Finance prints and collects them but cannot change them, and a dispute goes to the agency that raised it: Buildings for boiler, elevator and sign charges, Design and Construction for sidewalks, Environmental Protection for water and sewer, FDNY for fire inspections, HPD for emergency repairs and heat violations, DHCR for rent stabilization fees, Small Business Services for business improvement district charges, and the Tax Commission, whose fee is $175 per assessment review on a property with an assessed value of $2 million or more or a market value of $4.5 million or more. The new surcharge, Finance says, lands on the bill due January 1, 2027; thresholds are in our explainer on the non-primary residence surcharge.
How do you look up a NYC property tax bill or a property’s records?
The Property Tax Public Access portal is the one that holds bills. Search it by address or by borough-block-lot number and it returns tax class and market value, your property tax bills, annual Notices of Property Value and other statements, and the exemptions on the account. It also takes exemption applications. Finance’s own “Download Your Property Tax Bill” and “Access Your Notice of Property Value” buttons both open it, so a bill lookup, a records search and a property tax login are all the same door.
The Property Information Portal is the newer map-based view: assessed value and exemptions, the building and land description Finance holds, recent recordings such as ownership changes, and the history of changes to a lot. For deeds, ACRIS holds recorded documents for Manhattan, Queens, the Bronx and Brooklyn from 1966 to the present and finds a BBL from an address or the reverse.
A BBL is the property’s account number with the city: one digit for the borough, then the tax block, then the lot. Borough 1 is Manhattan, 2 the Bronx, 3 Brooklyn, 4 Queens and 5 Staten Island. Finance uses it as the account number for home banking payments and asks for it in a check memo line. Borough detail sits on our pages for Brooklyn, the Bronx, Queens, Manhattan and Staten Island.
How do you pay a NYC property tax bill?
Online, at CityPay, is the route Finance pushes, and the bill states the fee position plainly: no fees paying from a checking account by e-check or by electronic wire transfer. A card carries a fee, which the Class 2 guide notes without publishing a percentage. By mail, make the check payable to NYC Department of Finance, write the BBL on it, include the tax period, send no cash, and address it to P.O. Box 5536, Binghamton, NY 13902-5536. Mailed payments take 7 to 10 business days to process, but the payment date is the postmark date.
In person, the five Finance business centers take payments: 66 John Street in Manhattan, 3030 Third Avenue in the Bronx, 210 Joralemon Street in Brooklyn, 144-06 94th Avenue in Jamaica, Queens, and 350 St. Marks Place on Staten Island, all open 8:30 a.m. to 4:30 p.m. Monday to Friday, and Finance asks you to book an appointment before you go. Autopay runs through NYCePay, set monthly, quarterly, semiannually or annually: monthly pays ahead of the due date, the others are deducted on it, and past-due taxes are never swept in. Owners whose combined annual property taxes reach $300,000 must pay by electronic funds transfer, with a $20 charge for each failed withdrawal.
If a bank or mortgage company pays your taxes, it receives the bill and you do not. Escrow does not cover the other-agency charges, though: sidewalk and emergency repair charges are not part of the servicer’s payment and the owner pays them directly, which is why a mortgaged owner still gets a statement in some quarters. Co-op unit owners and renters do not pay the tax directly, since it reaches them through common charges or rent.
When are NYC property taxes due, and what does paying late cost?
The fiscal year runs July 1 to June 30, and billing frequency turns on one number. At an assessed value of $250,000 or less the bill is quarterly; above $250,000 it is semi-annual.
| Date | Event |
|---|---|
| July 1 | Fiscal year opens. Quarter one due, and the semi-annual first half. |
| July 15 | Grace period ends. Paying the full year by now, three quarters early, earns 0.50%. |
| October 1 and 15 | Quarter two, grace to the 15th, two quarters early earning 0.33%. |
| January 1 and 15 | Quarter three and the semi-annual second half, grace to the 15th, one quarter early earning 0.17%. In 2027 this bill first carries the surcharge. |
| April 1 and 15 | Quarter four, grace to the 15th, the year’s last interest-free day. |
| June 30 | Fiscal year closes. |
The grace period is extra time for quarterly payers only: Finance’s due-date table gives semi-annual bills no grace date, and the live statements bear it out, the quarterly one offering its discount by July 15 and the semi-annual one by July 1. A semi-annual payer receives the 0.50% discount by paying the whole tax year by July 1. A due date or grace date on a weekend or federal holiday moves to the next business day.
Miss the grace period and interest runs from the original due date, not from the day you were late, and it compounds daily. The rate depends on assessed value: for July 1, 2026 through June 30, 2027 it is 6% at $250,000 or less, 9% above $250,000 up to $450,000, and 16% above $450,000. For class 2 buildings above ten units and all class 4 property that band is set on the actual assessed value, the figure before phase-ins and exemptions, which is the higher of the two while an increase is still phasing in. The duty to pay on time stands even if no bill arrives.
What is the NYC property tax rate, and did it change for 2026-27?
| Tax class | Property in the class | Rate, tax year 2026 |
|---|---|---|
| Class 1 | Most residential property of up to three units, plus most condos of three stories or fewer | 19.843% |
| Class 2 | All other primarily residential property: rentals, co-ops and condos | 12.439% |
| Class 3 | Most utility property | 11.108% |
| Class 4 | Commercial and industrial property, from offices to factories | 10.848% |
Those are the newest rates Finance publishes, and its archive stops at 2024/2025. Its Class 1 guide states the position: it cannot calculate the 2026-27 tax until the City Council establishes a new rate, and until then you pay the 2025-26 rate. The fiscal 2027 bills confirm it, multiplying by 19.8430% for class 1 and 10.8480% for class 4. Any page quoting a firm 2026-27 percentage today is quoting last year’s number. One clarification on the word percentage: the rate applies to taxable assessed value, not to a sale price, and a class 1 home is assessed at 6% of market value before caps.
Why does no NYC property tax calculator get the bill right?
Finance’s own method is one multiplication, taxable value times the class rate, and it carries Finance’s own warning: rates change each year, as do the values of exemptions and abatements, so the taxes actually paid in July might be different. Its bare example is $16,000 of taxable value times .19843, giving $3,174.88 for the year. Add one exemption and the chain lengthens. A class 1 home worth $450,000 assesses at 6%, or $27,000; a $5,400 Senior Citizen Homeowners’ Exemption leaves $21,600 of taxable value; times .19843 that is $4,286.09 a year, or $1,071.52 a quarter.
A calculator fed a sale price cannot reproduce that, because assessed value is not a fixed fraction of market value. State law caps how fast it moves: class 1 no more than 6% a year or 20% over five, and classes 2a, 2b and 2c, buildings of ten units or fewer, no more than 8% a year or 30% over five. Finance’s worked example gives market values of 100,000, 150,000 and 140,000 producing capped assessed values of 6,000, 6,360 and 6,741, against 6,000, 9,000 and 8,400 uncapped. Read year three again. Market value fell and the assessed value still rose, which is the whole answer to why a bill climbs in a bad year.
Above ten units in class 2, and everywhere in class 4, increases phase in at 20% a year instead, giving a transitional assessed value alongside the actual one, and taxable value is the lower of the two minus exemptions. Under a cap, dividing the capped assessed value by 6% for class 1, or by 45% for 2a, 2b and 2c, gives the effective market value. That figure, not a broker’s opinion, is the number an appeal has to beat.
What do you do when the bill is wrong?
Start earlier than the bill. The value on it was fixed by the Notice of Property Value that arrived in January, which is not a bill and asks for no payment, and by the time the July statement lands the filing windows have closed. Our guide to the Notice of Property Value reads that notice line by line.
Two filings exist and they are not interchangeable. A wrong market value goes to Finance on a Request for Review and a wrong description goes on a Request to Update, and the 2026-27 Request for Review forms are due March 16, 2026 for class 1, March 2, 2026 for class 2 and April 1, 2026 for class 4 (Finance’s general page says March 15 for class 1 and April 1 for the rest), and Finance says in terms that it is not a substitute for appealing the assessed value. DOF publishes no class 3 form, and class 3 utility property falls under the general April 1 date. The appeal goes to the New York City Tax Commission, an independent agency that can reduce the assessment, change the tax class and adjust exemptions, by March 15 for class 1 and March 1 for classes 2, 3 and 4, which for 2026 means received by 5 PM on March 16 and 5 PM on March 2, because both statutory dates fall on a Sunday. Later applications are not granted. Past the Tax Commission the route is court, which is tax certiorari; the full sequence is in our guide to the property tax appeal process in New York City, and we run both filings through Tax Commission appeals and Department of Finance appeals.
Which exemptions and abatements lower the bill?
STAR is run by New York State now, not by Finance, and applications go to the state Homeowner Benefits Portal or (518) 457-2036. The Senior Citizen Homeowners’ Exemption needs all owners to be 65 or older unless they are spouses or siblings, caps combined income at $58,399, and must be applied for or renewed by March 15 for the tax year beginning that July. The Disabled Homeowners’ Exemption cannot be held alongside SCHE. Veterans, clergy and non-profit exemptions sit on the same benefits page.
The co-op and condo abatement is the one unit owners cannot apply for themselves: the board or its managing agent files for the whole development, and the benefit runs from 28.1% of the tax where average assessed value is $50,000 or less down to 17.5% at $60,001 and above. The unit must be the owner’s primary residence and bought on or before January 5 for the tax year starting that July. ICAP, J-51 and the 421-a family are covered in NYC tax abatements explained. Each is a line on the bill, and a benefit that quietly lapses shows up as a bill that jumps.
What else do owners ask about the bill?
When are NYC property taxes due?
Quarterly on July 1, October 1, January 1 and April 1 where assessed value is $250,000 or less, with a grace period to the 15th. Semi-annually on July 1 and January 1 above $250,000; the grace period is for quarterly payers only.
How do you pay a NYC property tax bill online?
Through CityPay, using the BBL to find the property. E-check and electronic wire transfer carry no fee; a credit or debit card does.
How do you look up a NYC property tax bill by address?
Open the Property Tax Public Access portal and search by address or BBL. Bills, Notices of Property Value, tax class, market value and current exemptions are all on the account.
What is the interest rate on a late NYC property tax payment?
For July 1, 2026 through June 30, 2027: 6% at an assessed value of $250,000 or less, 9% above $250,000 up to $450,000, and 16% above $450,000, compounding daily from the original due date.
Did the NYC property tax rate change for 2026-27?
Not yet. The published rates are still the tax year 2026 set, and Finance bills at the 2025-26 rate until the City Council adopts a new one.
What is a BBL?
The borough-block-lot number, a property’s identifier with the city: borough 1 for Manhattan, 2 the Bronx, 3 Brooklyn, 4 Queens and 5 Staten Island, then the tax block and lot.
What does it cost to ask MGNY?
Nothing. A real person answers at (212) 343-1111, right away, and the consultation is free. You engage us only if you want the work handled for you. MGNY has worked NYC property tax since 2008, with $50M+ in tax refunds secured for owners, 900+ developments with tax abatements secured and $30B+ represented in appeals.
Bill higher than you expected? The number was set in January and the filing windows are short.
MGNY handles appeals, RPIE and exemption filings across the city. Call (212) 343-1111 and we will read your bill with you.
Sources, all read September 4, 2026: NYC Department of Finance pages on bills and payments, due dates, late payments and interest rates, payment methods, automatic payments, the EFT requirement, other agency charges, tax rates, calculating your annual tax, assessment definitions, the Notice of Property Value, challenging your assessment, ACRIS, the Property Information Portal, the benefit programs and the non-primary residence surcharge; the five business center pages; the Property Tax Public Access portal; the Finance Class 1 and Class 2 Property Tax Guides for 2026-27; the Finance data dictionary published with NYC Open Data dataset 8y4t-faws; and two live Statements of Account from the Department of Finance’s public statement service, used only for the boilerplate printed on every bill. MGNY Consulting is a private consulting firm and is not affiliated with the NYC Department of Finance or the NYC Tax Commission.
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