Sullivan County, New York
Property Taxes
The average property tax rate in Sullivan County, New York is 2.00%. On the county's median home value of $249,000, that works out to $4,969 per year in property taxes, the 127th highest bill of all 3,211 counties nationally. The next deadline to protest your Sullivan County property tax assessment is Grievance Day, in most towns the fourth Tuesday in May.
Sullivan County, New York Property Tax Calculator
How the Calculator Works
This Sullivan County, NY property tax calculator estimates your bill the same way the Sullivan County Real Property Tax Services does: your home's value multiplied by the local effective tax rate. The Sullivan County effective property tax rate is 2.00%, compared with the New York average of 1.55% and the U.S. average of 0.94%. On the county's median home value of $249,000, that works out to roughly $4,969 a year in Sullivan County property taxes. Use the estimate above as a starting point, then check the protest playbook below if your county's assessed value looks higher than your calculator estimate suggests it should.
Lower Your Sullivan County, New York Property Taxes
Step 1: Check
Your TimelineIn Sullivan County, your assessment notice arrives in the year your assessment changes, and the deadline to appeal it is . It is free to file!
- Notice arrives
- the year your assessment changes
- Appeal deadline
- Filing fee
- free
Step 2: Gather
Your EvidenceTo file a strong appeal in Sullivan County, you need proof. Gather these four things before you begin to file.
- Look up your current assessed property value
- Research recent sales of similar properties in your area
- Download the required form:
Form RP-524 (Complaint on Real Property Assessment) - Take photos of any property issues that affect value
Step 3: Submit
Your AppealAppeals in Sullivan County are filed with the Board of Assessment Review. View filing instructions
- File with
- Board of Assessment Review
- Appeal form
- Form RP-524 (Complaint on Real Property Assessment)
| Doing it yourself | With Abode | |
|---|---|---|
| Cost | Free | $99/yr flat |
| Time investment | 6-10 hrs (research + filing) | 3 min (enrollment only) |
| Comparable sales | You pull the sales yourself | Automated comp analysis included |
| Evidence formatting | You gather and format it | Professional evidence packet included |
| Filing process | You file the Form RP-524 (Complaint on Real Property Assessment) yourself | We file it for you |
| Hearing preparation | You appear before the review board | Consultant appears on your behalf |
| Success rate | 40-60% | 88% |
Lower your property tax in minutes with Abode Money
Sullivan County, New York Property Tax Rate
The typical Sullivan County homeowner pays an effective rate of 2.00% of market value each year, well above the New York median of 1.55% and well above the U.S. median of 0.94%. By city the median rate runs from 0.83% in Hankins to 3.22% in Livingston Manor. The table lists the 25th, median, and 75th percentile effective rate for all 27 Sullivan County cities.
| City | 25th percentile | Median | 75th percentile |
|---|---|---|---|
| Callicoon | 2.22% | 2.26% | 2.74% |
| Grahamsville | 1.08% | 1.14% | 1.27% |
| Hankins | 0.73% | 0.83% | 1.10% |
| Hortonville | 1.94% | 1.98% | 2.01% |
| Jeffersonville | 1.85% | 2.20% | 2.53% |
| Kauneonga Lake | 2.39% | 2.53% | 3.15% |
| Kiamesha Lake | 1.73% | 1.90% | 1.95% |
| Lake Huntington | 1.16% | 1.42% | 1.49% |
| Liberty | 2.65% | 3.09% | 3.71% |
| Livingston Manor | 2.48% | 3.22% | 3.98% |
| Monticello | 2.60% | 2.82% | 3.14% |
| Mountain Dale | 2.15% | 2.28% | 2.84% |
| Narrowsburg | 2.70% | 2.96% | 3.12% |
| Rock Hill | 1.61% | 1.94% | 2.11% |
| Roscoe | 1.67% | 1.99% | 2.23% |
| Smallwood | 1.35% | 1.60% | 1.69% |
| South Fallsburg | 1.46% | 1.85% | 1.99% |
| Woodbourne | 2.43% | 2.62% | 2.81% |
| Woodridge | 2.42% | 2.69% | 2.99% |
| Wurtsboro | 1.58% | 1.90% | 2.07% |
| Wurtsboro Hills | 1.25% | 1.48% | 1.54% |
| Barryville | 0.87% | 0.92% | - |
| Bloomingburg | - | - | - |
| Eldred | - | - | - |
| Hurleyville | - | 1.24% | 1.35% |
| Loch Sheldrake | - | - | - |
| Swan Lake | - | 1.11% | 1.18% |
A dash means the Census withholds a figure this rate is worked out from: it does not publish a bill above $10,001 or a home value above $2,000,001. The 25th and 75th percentile rates are an Abode Money estimate, modelled from each city’s own home-value quartiles. The median is the city’s published effective rate.
Sullivan County, New York Property Tax Bill
On a median home value of $249,000, the typical Sullivan County tax bill comes to $4,969 a year, below the New York median of $6,582 and well above the U.S. median of $3,119. Bills scale with value, so they track the map of where the expensive homes are. By city the median bill runs from $2,591 in Smallwood to $7,816 in Rock Hill. Search all 27 Sullivan County cities below to compare the 25th, median, and 75th percentile bill.
| City | 25th percentile | Median | 75th percentile |
|---|---|---|---|
| Callicoon | $4,231 | $4,500 | $7,873 |
| Grahamsville | $3,071 | $3,609 | $4,932 |
| Hankins | $1,930 | $2,867 | $6,541 |
| Hortonville | $3,464 | $3,658 | $3,850 |
| Jeffersonville | $3,005 | $5,000 | $7,510 |
| Kauneonga Lake | $3,885 | $4,600 | $8,756 |
| Kiamesha Lake | $2,175 | $2,873 | $3,099 |
| Lake Huntington | $3,175 | $5,717 | $6,627 |
| Liberty | $3,559 | $5,625 | $9,636 |
| Livingston Manor | $1,632 | $3,525 | $6,603 |
| Monticello | $3,804 | $4,858 | $6,632 |
| Mountain Dale | $3,278 | $3,865 | $7,445 |
| Narrowsburg | $5,127 | $6,721 | $7,833 |
| Rock Hill | $4,538 | $7,816 | $10,054 |
| Roscoe | $2,062 | $3,456 | $4,848 |
| Smallwood | $1,587 | $2,591 | $3,074 |
| South Fallsburg | $3,483 | $6,919 | $8,607 |
| Woodbourne | $5,036 | $6,250 | $7,697 |
| Woodridge | $4,053 | $5,586 | $7,580 |
| Wurtsboro | $2,566 | $4,465 | $5,723 |
| Wurtsboro Hills | $1,642 | $2,714 | $3,009 |
| Barryville | $3,012 | $3,574 | - |
| Bloomingburg | - | - | - |
| Eldred | - | $5,086 | - |
| Hurleyville | - | $4,395 | $5,536 |
| Loch Sheldrake | - | $5,563 | - |
| Swan Lake | - | $6,148 | $7,412 |
A dash means the Census withholds that bill. It does not publish a bill above $10,001.
Sullivan County, New York Home Values
The median Sullivan County home is worth $249,000, the value your tax bill is calculated from, versus a New York median of $423,800 and a U.S. median of $332,700. Values range widely, with the middle half of Sullivan County homes between $159,500 and $391,500. By city the median value runs from $109,500 in Livingston Manor to $556,000 in Swan Lake. The table lists the 25th, median, and 75th percentile value for all 27 cities.
| City | 25th percentile | Median | 75th percentile |
|---|---|---|---|
| Bloomingburg | $337,500 | $412,500 | $787,500 |
| Callicoon | $186,900 | $198,800 | $347,800 |
| Grahamsville | $269,500 | $316,700 | $432,800 |
| Hankins | $231,800 | $344,400 | $785,700 |
| Hortonville | $175,000 | $184,800 | $194,500 |
| Jeffersonville | $136,500 | $227,100 | $341,100 |
| Kauneonga Lake | $153,300 | $181,500 | $345,500 |
| Kiamesha Lake | $114,400 | $151,100 | $163,000 |
| Lake Huntington | $224,000 | $403,400 | $467,600 |
| Liberty | $115,100 | $181,900 | $311,600 |
| Livingston Manor | $50,700 | $109,500 | $205,100 |
| Monticello | $134,700 | $172,000 | $234,800 |
| Mountain Dale | $144,000 | $169,800 | $327,100 |
| Narrowsburg | $173,300 | $227,200 | $264,800 |
| Rock Hill | $233,800 | $402,700 | $518,000 |
| Roscoe | $103,900 | $174,100 | $244,200 |
| Smallwood | $99,300 | $162,100 | $192,300 |
| South Fallsburg | $188,800 | $375,000 | $466,500 |
| Woodbourne | $192,500 | $238,900 | $294,200 |
| Woodridge | $150,400 | $207,300 | $281,300 |
| Wurtsboro | $134,900 | $234,700 | $300,800 |
| Wurtsboro Hills | $110,800 | $183,100 | $203,000 |
| Barryville | $328,400 | $389,700 | - |
| Eldred | $215,000 | - | $625,000 |
| Hurleyville | - | $353,300 | $445,000 |
| Loch Sheldrake | $87,500 | - | $301,600 |
| Swan Lake | - | $556,000 | $670,300 |
A dash means the Census withholds that value. It does not publish a home value above $2,000,001.
Sullivan County, New York Property Tax History
Effective tax rate, median annual bill, and median home value in Sullivan County, tracked year by year. Across the published years the median annual bill rose 7.5%, the median home value rose 41.6%, and the effective tax rate fell 24.0%.
Solid years are published figures. Dashed years are Abode predictions, from each county's own past trend.
| Tax year | Effective rate | Rate change | Median bill | Bill change | Median home value | Value change |
|---|---|---|---|---|---|---|
| 2020 | 2.63% | - | $4,621 | - | $175,900 | - |
| 2021 | 2.55% | -2.84% | $4,740 | +2.58% | $185,700 | +5.57% |
| 2022 | 2.25% | -11.86% | $4,954 | +4.51% | $220,200 | +18.58% |
| 2023 | 2.16% | -3.80% | $5,082 | +2.58% | $234,800 | +6.63% |
| 2024 | 2.00% | -7.80% | $4,969 | -2.22% | $249,000 | +6.05% |
| 2025(predicted) | 1.88% | -6.00% | $5,095 | +2.54% | $271,602 | +9.08% |
| 2026(predicted) | 1.76% | -6.00% | $5,224 | +2.53% | $296,255 | +9.08% |
Sullivan County, New York vs. Nearby Counties
Thinking of moving? Run the tax math first. Of the three counties bordering Sullivan County, two tax the same home for less. Move a $249,000 home into Delaware County, the cheapest neighbor, and the bill falls $692 a year, while Orange County, the most expensive, costs $483 more. Bordering effective rates run from 1.72% to 2.19% against Sullivan County’s 2.00%. Five of the five largest New York metro counties tax the same home for less. The widest gap across the county line is $1,175 a year.
Sullivan County vs. Its Neighboring Counties
Effective rate, median bill, and the tax on the same $249,000 home · Sullivan County and its three bordering counties
| County | Effective rate | Their median bill | Same home here | vs. Sullivan |
|---|---|---|---|---|
| Sullivan County | 2.00% | $4,969 | $4,969 | - |
| Delaware County | 1.72% | $3,145 | $4,277 | -$692/yr |
| Orange County | 2.19% | $8,494 | $5,452 | +$483/yr |
| Ulster County | 1.77% | $6,238 | $4,406 | -$563/yr |
Sullivan County vs. the Big New York Metros
Effective rate, median bill, and the tax on the same $249,000 home · New York’s five largest metro counties
| County | Effective rate | Their median bill | Same home here | vs. Sullivan |
|---|---|---|---|---|
| Bronx County | 1.03% | $5,447 | $2,561 | -$2,408/yr |
| Kings County | 0.71% | $6,382 | $1,756 | -$3,213/yr |
| New York County | 0.93% | $10,182 | $2,325 | -$2,644/yr |
| Queens County | 0.87% | $6,297 | $2,166 | -$2,803/yr |
| Suffolk County | 1.90% | $11,006 | $4,738 | -$231/yr |
Sullivan County, New York Property Tax Exemptions
There are 7 property tax exemptions available in Sullivan County, New York. What each saves depends on your own assessed value and local rate, so no fixed yearly figure is shown.
| Exemption | What you get | Saves a year | When to file |
|---|---|---|---|
| Basic STAROwner-occupied primary residence; household income $500,000 or less (STAR credit) or $250,000 or less (STAR exemption). | Reduces school-district taxes only. New applicants receive the STAR credit as a check or direct deposit; long-time recipients may keep the on-bill STAR exemption. | Varies | Register once with the NY State Tax Department (STAR credit) or, for the exemption, with your assessor; the credit renews automatically. |
| Enhanced STAROwner-occupants where at least one owner is age 65+ by year-end and combined household income is $110,750 or less (2026 limit). | A larger reduction of school-district taxes than Basic STAR. | Varies | Register with the NY State Tax Department; seniors enroll once in the Income Verification Program and it renews automatically. |
| Senior Citizens Exemption (RPTL 467)Owner-occupants age 65+ who have owned the home at least 12 months, where the locality has adopted the exemption and the owner's income is under the local limit (set between $3,000 and $50,000). | Reduces the assessed value by up to 50% for county, town and (where adopted) school taxes; a sliding scale gives smaller reductions at higher incomes. | Varies | File Form RP-467 with the local assessor (renew yearly with RP-467-Rnw), generally by March 1 (taxable status date; varies by community). |
| Alternative Veterans Exemption (RPTL 458-a)Veterans who served during a period of war, their spouses, and certain surviving spouses, on a primary residence. | Reduces assessed value 15% for wartime service, an added 10% for service in a combat zone, and an added amount equal to half the veteran's service-connected disability rating, each capped by the taxing jurisdiction. Applies to county/town/city taxes, and to school taxes where the district opted in. | Varies | File Form RP-458-a once with the local assessor, generally by March 1, with DD-214 and any VA disability rating. |
| Cold War Veterans Exemption (RPTL 458-b)Veterans who served during the Cold War period (Sept 2, 1945 - Dec 26, 1991) on a primary residence, where the locality adopted the exemption. | Reduces assessed value 10% or 15% (set locally), plus an added amount equal to half a service-connected disability rating, each capped by the jurisdiction. | Varies | File Form RP-458-b with the local assessor, generally by March 1, with service and disability documentation. |
| Persons with Disabilities and Limited Incomes (RPTL 459-c)Owner-occupants with a documented disability whose income is under the local limit (set between $3,000 and $50,000), where the locality adopted the exemption. | Reduces the assessed value by up to 50% for county, town and (where adopted) school taxes, on a sliding scale by income. | Varies | File Form RP-459-c with the local assessor (renew yearly with RP-459-c-Rnw), generally by March 1. |
| Agricultural AssessmentOwners of qualifying farmland (generally 7+ acres in production meeting the state's gross-sales test). | Caps the taxable assessed value of eligible farmland at a state-set agricultural value, well below market value; converting the land out of agricultural use triggers a payback. | Varies | File Form RP-305 with the local assessor by taxable status date (generally March 1); renew as required. |
Sullivan County, New York Cheat Sheet
Value, rate, bill, rank, and the protest and payment dates · every figure the sections above establish, restated as label and value · Sullivan County, New York
| Median tax bill | $4,969 a year-2.2% year over year |
|---|---|
| Effective tax rate | 2.00%of market value · New York 1.55% · U.S. 0.94% |
| Median home value | $249,000the value your bill is calculated from |
| Middle half of homes | $159,500 – $391,50025th to 75th percentile home value |
| National rank | 127th highestmedian bill, of 3,211 U.S. counties |
| Change since 2020 | +7.5%median bill, $4,621 to $4,969 |
| Effective rate since 2020 | -24.0%percent change in the rate, not percentage points |
| Cheapest neighbor | Delaware County$692 a year less on the same $249,000 home |
| Who values your home | Sullivan County Real Property Tax Servicesmarket value as of the assessment date |
| Notice arrives | The year your assessment changesNotice of your tentative assessed value, published on the tentative roll |
| Protest window | Grievance Day, in most towns the fourth Tuesday in MayForm RP-524 (Complaint on Real Property Assessment) · free to file · Board of Assessment Review |
| Protest odds | 88% win a reductionwith Abode Money · we build the evidence, file, and argue it for you |
| Payment due | on dates each town, city, school district and village sets, with county-town bills commonly early in the year and school bills in the fallinterest and penalties set by statute and local law, with rates and grace periods that vary by municipality; taxes left unpaid after the local collection period are returned to the county for enforcement under RPTL Article 11 |
Statistics here come from the U.S. Census Bureau’s American Community Survey: what owners report their home is worth and what they paid in tax. They are not assessment roll figures, so they will not match your notice. Nothing here is tax advice.
Sullivan County, New York Property Tax FAQ
Straight answers about property taxes in Sullivan County, New York: the effective rate and typical bill, when taxes are due, the protest deadline, whether an appeal is worth filing, what evidence wins a reduction, and how Abode lowers your bill every year.
The effective property tax rate in Sullivan County is 2.00%. The typical homeowner pays $4,969 a year on a median home value of $249,000.
Sullivan County property taxes are due on dates each town, city, school district and village sets, with county-town bills commonly early in the year and school bills in the fall. Bills are issued in two or more separate bills a year: a combined county-and-town bill collected by the town or city receiver of taxes, and a separate school-tax bill from the school district (villages bill separately again), and late payments are charged interest and penalties set by statute and local law, with rates and grace periods that vary by municipality; taxes left unpaid after the local collection period are returned to the county for enforcement under RPTL Article 11. Due dates shift year to year, so confirm the current one with the tax office.
Usually yes. A protest backed by comparable sales or evidence of condition problems stands a real chance of a reduction, and most are settled at an informal review without a hearing. A lower value also becomes the starting point for the following year, so a single win keeps paying. Filing in Sullivan County is free, and your value cannot be raised because you protested.
The strongest evidence is recent sales of comparable homes: three to five from the past year, nearby, and similar in size, age, and condition. Photos and repair estimates for condition problems help too, because the assessor values homes from the outside. Budget about 2-4 hrs to assemble it.
Abode protests your Sullivan County assessment every year for $99/yr flat and wins a reduction 88% of the time. Doing it yourself is free but takes 6-10 hrs and wins 40-60% of the time.
Every house on this street pays a different bill.
Make sure yours is the right one. Abode checks your assessment, files your exemptions, and protests when the numbers are off.
