What property tax actually costs, town by town
The Common Mill™
Tax Equalizer
The Common Mill is the property tax you pay each year for every $1,000 your house is worth.
It covers 72 places across Westchester. A $2,000,000 house costs about $28,171 a year in Mount Pleasant and about $54,210 in Cortlandt, $26,039 a year apart for the same house.
Your town is not one rate
School taxes are most of the bill, and school district lines do not follow town lines. Greenburgh contains 10 school districts. Which one your street falls in changes the bill by $24,466 a year on a $2,000,000 house.
| Town of Greenburgh school district | Tax per $1,000 | $2,000,000 house |
|---|---|---|
| Pocantico Hills | 14.77 | $29,531 |
| Greenburgh | 20.85 | $41,702 |
| Elmsford | 23.24 | $46,474 |
| Valhalla | 23.48 | $46,964 |
| Tarrytowns | 25.62 | $51,236 |
| Hastings On Hudson | 25.89 | $51,771 |
| Irvington | 26.19 | $52,379 |
| Ardsley | 26.73 | $53,456 |
| Edgemont | 26.91 | $53,820 |
| Dobbs Ferry | 27.00 | $53,997 |
Why published rates do not compare
A town's published rate applies to assessed value, not to what a house is worth, and towns assess at different fractions of market value. A rate of 26 in one town and 14 in another can produce the same bill.
The Common Mill puts every place in one unit: dollars per $1,000 of market value. It is our own measure, worked out from published county, municipal and school figures. School district does more to the number than anything else, because school tax is most of the bill. Houses are also assessed differently from property in general, which moves 11 of the 72 places here; in White Plains that difference is worth 29%.
Why this will not match a town's own page
These figures are for the fiscal year ending 2025, the most recent the state publishes. Our town editions use each town's current rates against its current assessments, a year further on, so the two do not agree. Scarsdale is 20.80 here and 18.18 on the Scarsdale pages.
The county figure here also carries the county's district levies for sewer and refuse, which a town's own sheet usually lists separately. That runs about 40% above the county general levy on its own. In the northern towns, which sit outside those districts, there is no difference.
Whether your assessment is current is a local decision
New York leaves reassessment to each town, and Westchester holds both extremes. Town of Greenburgh, Town of Mamaroneck, Town of North Salem, Town of Ossining, Town of Pelham, Town of Rye and Village of Bronxville reassess to market every year and assess at 100% of what houses are worth. Town of Eastchester assesses at 0.91%, on a revaluation done decades ago and not repeated since.
It matters for what any estimate is worth. Where a town updates every year, what a house sells for is close to what it will be assessed at. Where it does not, the bill follows a figure set long before the sale, and two similar houses on the same street can pay different amounts. Scarsdale shows the drift in progress: 100% in 2021, 75% now.
Every place, cheapest first
Showing all 72 places
Nothing matches that. Try a town, a village such as Larchmont or Port Chester, or a school district.
The full table
| Municipality | School district | Tax per $1,000 | $2,000,000 house | Note |
|---|---|---|---|---|
| Town of Mount Pleasant | Pocantico Hills | 14.09 | $28,171 | village tax extra |
| Town of Greenburgh | Pocantico Hills | 14.77 | $29,531 | village tax extra |
| Town of Rye | Harrison | 15.08 | $30,156 | village tax extra |
| City of Rye | Rye | 15.49 | $30,973 | |
| City of Yonkers | Yonkers | 17.61 | $35,212 | |
| Town of Rye | Rye Neck | 18.27 | $36,533 | village tax extra |
| Town of North Castle | Harrison | 18.27 | $36,536 | |
| Town of Mount Pleasant | Byram Hills | 18.40 | $36,802 | village tax extra |
| Town of Mount Kisco | Bedford | 18.43 | $36,853 | |
| Town of Mamaroneck | Mamaroneck | 18.63 | $37,252 | village tax extra |
| City of White Plains | White Plains | 18.72 | $37,431 | |
| Town of Harrison | Harrison | 18.74 | $37,472 | |
| Town of Rye | Port Chester-Rye | 19.03 | $38,051 | village tax extra |
| Town of New Castle | Byram Hills | 19.20 | $38,402 | |
| Town of Pound Ridge | Bedford | 19.23 | $38,454 | |
| Town of North Castle | Byram Hills | 19.58 | $39,163 | |
| Town of Mamaroneck | Scarsdale | 19.60 | $39,196 | village tax extra |
| Town of Bedford | Byram Hills | 20.05 | $40,102 | |
| Town of New Castle | Bedford | 20.13 | $40,258 | |
| City of Rye | Rye Neck | 20.25 | $40,498 | |
| Town of Cortlandt | Hendrick Hudson | 20.34 | $40,675 | village tax extra |
| Village of Bronxville | Bronxville | 20.37 | $40,735 | |
| Town of North Castle | Bedford | 20.51 | $41,018 | |
| Town of Eastchester | Eastchester | 20.55 | $41,103 | village tax extra |
| City of Peekskill | Hendrick Hudson | 20.68 | $41,366 | |
| Town of Scarsdale | Scarsdale | 20.80 | $41,602 | |
| Town of Greenburgh | Greenburgh | 20.85 | $41,702 | village tax extra |
| Town of Bedford | Bedford | 20.97 | $41,949 | |
| Town of Pelham | Pelham | 21.06 | $42,118 | village tax extra |
| Town of Lewisboro | Katonah-Lewisboro | 21.33 | $42,668 | |
| Town of Cortlandt | Croton-Harmon | 21.72 | $43,433 | village tax extra |
| Town of Pound Ridge | Katonah-Lewisboro | 21.73 | $43,468 | |
| Town of Eastchester | Tuckahoe | 21.91 | $43,830 | village tax extra |
| Town of Yorktown | Croton-Harmon | 21.97 | $43,946 | |
| City of New Rochelle | New Rochelle | 22.20 | $44,391 | |
| Town of Mount Pleasant | Mount Pleasant | 22.40 | $44,808 | village tax extra |
| Town of Rye | Blind Brook-Rye | 22.68 | $45,368 | village tax extra |
| Town of Mount Pleasant | Valhalla | 22.80 | $45,603 | village tax extra |
| Town of Somers | Somers | 23.06 | $46,118 | |
| Town of Greenburgh | Elmsford | 23.24 | $46,474 | village tax extra |
| Town of Somers | North Salem | 23.27 | $46,539 | |
| Town of Greenburgh | Valhalla | 23.48 | $46,964 | village tax extra |
| Town of Bedford | Katonah-Lewisboro | 23.48 | $46,968 | |
| Town of Mount Pleasant | Chappaqua | 23.55 | $47,093 | village tax extra |
| Town of North Castle | Mount Pleasant | 23.59 | $47,190 | |
| Town of Mount Pleasant | Pleasantville | 23.68 | $47,354 | village tax extra |
| Town of North Salem | Katonah-Lewisboro | 23.75 | $47,508 | |
| City of Peekskill | Peekskill | 23.86 | $47,717 | |
| Town of Somers | Lakeland | 23.97 | $47,945 | |
| Town of Cortlandt | Yorktown | 23.99 | $47,981 | village tax extra |
| Town of North Castle | Valhalla | 23.99 | $47,983 | |
| Town of Yorktown | Yorktown | 24.04 | $48,083 | |
| Town of Ossining | Briarcliff Manor | 24.20 | $48,402 | village tax extra |
| Town of New Castle | Chappaqua | 24.35 | $48,693 | |
| City of Mt Vernon | Mount Vernon | 24.48 | $48,951 | |
| Town of New Castle | Pleasantville | 24.48 | $48,967 | |
| Town of Mount Pleasant | Briarcliff Manor | 24.65 | $49,302 | village tax extra |
| Town of New Castle | Yorktown | 24.68 | $49,361 | |
| Town of Yorktown | Lakeland | 24.82 | $49,632 | |
| Town of Cortlandt | Lakeland | 24.84 | $49,685 | village tax extra |
| Town of Mount Pleasant | Tarrytowns | 24.94 | $49,885 | village tax extra |
| Town of Ossining | Ossining | 25.02 | $50,050 | village tax extra |
| Town of Yorktown | Ossining | 25.49 | $50,983 | |
| Town of Greenburgh | Tarrytowns | 25.62 | $51,236 | village tax extra |
| Town of Greenburgh | Hastings On Hudson | 25.89 | $51,771 | village tax extra |
| Town of North Salem | North Salem | 25.99 | $51,984 | |
| Town of Greenburgh | Irvington | 26.19 | $52,379 | village tax extra |
| Town of New Castle | Ossining | 26.27 | $52,550 | |
| Town of Greenburgh | Ardsley | 26.73 | $53,456 | village tax extra |
| Town of Greenburgh | Edgemont | 26.91 | $53,820 | village tax extra |
| Town of Greenburgh | Dobbs Ferry | 27.00 | $53,997 | village tax extra |
| Town of Cortlandt | Putnam Valley | 27.10 | $54,210 | village tax extra |
What the numbers leave out
- Village taxes. If you live inside an incorporated village you usually pay a village levy on top of the town rate. Except where a place is a village itself, or is a village and a town at once, that levy is not in these figures. Rows affected are marked.
- Special districts — sewer, refuse, fire, ambulance. These are separate levies. Where we have read a town's own sheet the gap is real: the Town of Mamaroneck's own composite is 8.741627 across eleven components against the 2025 state figure of county 3.20 plus municipal 2.79.
- Exemptions. Nothing is deducted for STAR or veterans, so a real bill is usually lower.
Figures are for the fiscal year ending 2025, from NYS ORPTS, published on a full-value basis. Estimates, not bills.
Try it with a price · How Westchester property tax works
FAQ
What is the Common Mill?
The property tax you pay each year for every $1,000 your house is worth. It lets you compare places, which the rates towns publish do not, because each town assesses on a different basis.
Why does one town have several rates?
School taxes are most of the bill and school district lines do not follow town lines. Greenburgh contains ten school districts, and the City of Rye two, so the rate depends on which district your street is in.
Why does the same school district show up under more than one town?
District lines cross town lines. Bedford Central, for example, covers parts of Bedford, New Castle, North Castle, Pound Ridge, and Mount Kisco. Those are not duplicate rows — each town adds a different municipal levy on top of the same school rate.
Which Westchester town has the lowest property tax?
Of the 72 places covered, Town of Mount Pleasant in the Pocantico Hills school district is lowest at 14.09 per $1,000 of value, and Town of Cortlandt highest at 27.10.
Does this include village taxes?
Usually not. If you live inside an incorporated village you pay a village levy on top of the town rate, and those rows are marked. The exceptions are places that are a village themselves, or a village and a town at once, where the village levy is included.
Is this my actual tax bill?
No. It leaves out village taxes, special districts such as sewer and refuse, and any exemptions. Check with the assessor.
Unofficial. Confirm figures on each edition’s official roll or PROS before decisions.