Property Taxes in Rochester NY: What Every Buyer Must Know

Property taxes in Rochester NY and Monroe County are one of the most misunderstood parts of the home buying process. Rates vary from under 1% to over 3.6% depending on your exact location, and the difference on a $300,000 home can exceed $8,000 per year. This guide explains how property taxes in Rochester NY work, what drives the variation, how the STAR exemption reduces your bill, and how to appeal if your assessment is too high.

How Monroe County Property Taxes Are Calculated

Your annual property tax bill in Monroe County is the sum of multiple separate levies, each set by a different government body:

• School district tax: The largest component, typically 60 to 75% of your total bill
• County tax: Set by Monroe County, applies uniformly across the county
• Town/city tax: Set by your municipality (Town of Brighton, Town of Pittsford, etc.)
• Library tax: Small levy supporting local library systems
• Special district levies: Fire district, lighting district, or sewer district charges in some areas

The school district levy is why property taxes in Rochester NY vary so dramatically. The county tax and town tax are similar across Monroe County. The school district tax can differ by thousands of dollars per year on an identical home, depending only on which school district serves your address.

What Are the Property Tax Rates in Rochester NY by School District?

Use our Monroe County property tax calculator to look up the exact rate for any ZIP code and calculate your estimated annual bill based on purchase price.

The STAR Exemption: How Much It Saves You

New York State's School Tax Relief (STAR) program directly reduces your school tax bill. There are two versions available to Rochester area homeowners:

Basic STAR

Basic STAR is available to any homeowner with household income under $500,000. The savings amount varies by school district but averages approximately $800 per year in Monroe County. New homeowners since 2015 receive Basic STAR as a New York State tax credit rather than a direct exemption on the tax bill. Register at the New York State Department of Taxation and Finance website.

Enhanced STAR

Enhanced STAR applies to homeowners age 65 or older with income under $98,700 (2026 limit). The savings average approximately $1,400 to $1,500 per year in Monroe County. Enhanced STAR participants who enrolled before 2019 receive the benefit as a direct exemption. New enrollees receive it as a state tax credit.

Senior and Veteran Exemptions Available in Monroe County

In addition to STAR, Monroe County municipalities offer several other exemptions that reduce assessed value and therefore your tax bill:

• Senior citizens exemption: Reduces assessed value by 5% to 50% for homeowners 65+ with income under local limits (varies by municipality)
• Veterans exemption: Reduces assessed value for honorably discharged veterans, with higher amounts for wartime veterans and combat veterans
• Disability exemption: Available for homeowners with documented disabilities meeting income requirements
• Agricultural exemption: Applies to residential parcels with qualifying farmland in rural Monroe County areas

Contact your municipality's assessor office to determine which exemptions apply to your situation.

How to Appeal Your Property Tax Assessment in Monroe County

If you believe your assessed value is higher than your home's fair market value, you have the right to appeal. The Monroe County assessment appeal process follows these steps:

1. Review your Assessment Notice: Monroe County mails annual notices in late winter. Compare your assessed value to recent comparable sales in your neighborhood.
2. File a Grievance: Submit Form RP-524 (Complaint on Real Property Assessment) to your municipality's Board of Assessment Review before Grievance Day. In most Monroe County towns, Grievance Day falls in the fourth Tuesday of May.
3. Attend the BAR Hearing: Bring comparable sales data showing homes similar to yours sold for less than your assessed value.
4. File SCAR if Denied: If the Board of Assessment Review denies your appeal, you can file a Small Claims Assessment Review (SCAR) petition in Monroe County Supreme Court. The filing fee is $30 and no attorney is required.

Successful SCAR petitions are common in Monroe County. Many homeowners who file see reductions, particularly when they can show comparable sales data. If you plan to appeal, gather three to five comparable home sales from the past year before your hearing.

Why Brighton Taxes Are Higher Than Pittsford Despite Similar Home Prices

One of the most common questions from Rochester buyers is why Brighton's property taxes are so much higher than Pittsford's when Brighton homes are actually less expensive. The answer lies in the school district budget.

Brighton CSD spends more per pupil than Pittsford CSD, has a smaller student population spread across a smaller land area, and sets a higher levy rate to fund its programs. Pittsford CSD benefits from a larger, higher-value tax base that spreads the district's costs across more high-value properties, resulting in a lower per-parcel rate.

On a $285,000 Brighton home, you pay approximately $10,289 per year in taxes. The same dollar purchase in Pittsford would cost only about $7,382 annually. Over 10 years, that is a $29,000 difference. Learn more about comparing suburbs by their full costs in our guide to the best suburbs of Rochester NY.

Property Taxes and Your Mortgage Payment

Your lender will typically escrow your property taxes as part of your monthly mortgage payment. On a $285,000 Brighton home with a 3.61% tax rate, your monthly tax escrow alone runs approximately $857 per month, adding significantly to your total housing payment.

When comparing neighborhoods, always calculate the all-in monthly cost including taxes. Our Rochester NY mortgage calculator includes property taxes in the monthly payment estimate by default.

Frequently Asked Questions About Property Taxes in Rochester NY

How much are property taxes in Rochester NY?

Property taxes in Rochester NY vary significantly by ZIP code and school district. Brighton (14618) has the highest rate at 3.61%, costing $9,025 per year on a $250,000 home. Penfield (14526) has the lowest rate among major suburbs at 2.37%, costing $5,925 annually. The City of Rochester has a lower effective rate around 0.94% but comes with lower-rated city schools.

What is the STAR exemption in Rochester NY?

The STAR (School Tax Relief) program reduces your school tax bill. Basic STAR saves approximately $800 per year for homeowners with income under $500,000. Enhanced STAR saves approximately $1,500 per year for homeowners age 65 or older with income under $98,700. New homeowners since 2015 receive STAR as a state tax credit rather than a direct exemption.

How do I appeal my property tax assessment in Monroe County?

File Form RP-524 with your municipality's Board of Assessment Review before Grievance Day in May. Bring comparable sales data to your hearing. If denied, file a SCAR petition in Monroe County Supreme Court for $30 without needing an attorney. Many Monroe County homeowners successfully reduce their assessments through this process.

Why are Brighton NY property taxes so high?

Brighton NY has the highest property tax rate in Monroe County at 3.61% because its school district levy is exceptionally high. Brighton CSD spends more per pupil with lower class sizes and higher teacher compensation. The district's A rating reflects this investment, but buyers pay for it through significantly higher annual tax bills compared to other Monroe County suburbs.

Which Monroe County town has the lowest property taxes?

Among major Monroe County suburbs, Penfield has the lowest effective property tax rate at approximately 2.37%. Spencerport and some rural areas of Monroe County have even lower rates. The best tool for comparing exact rates is our property tax calculator, which lets you compare any two ZIP codes side by side.