Tax guide
Property taxes in Rockland vs Westchester, town by town
Property tax bills in both counties are made up of several pieces: school taxes, county taxes, town taxes, and in some places village and special district taxes. Assessment practices differ between towns, so comparing raw assessed tax rates can be misleading.
The tables below use full value tax rates published by the NYS Comptroller, which put every place on the same footing: dollars of tax levy per $1,000 of market value.
School district rates
| School district | County | Town or city | Rate |
|---|---|---|---|
| Clarkstown CSD | Rockland | Clarkstown | $14.91 |
| East Ramapo CSD | Rockland | Ramapo / Clarkstown / Haverstraw | $8.93 |
| Haverstraw-Stony Point CSD | Rockland | Haverstraw / Stony Point | $18.15 to $18.80 |
| Nanuet UFSD | Rockland | Clarkstown / Orangetown | $18.62 to $18.77 |
| Nyack UFSD | Rockland | Clarkstown / Orangetown | $16.74 to $17.28 |
| Pearl River UFSD | Rockland | Orangetown | $17.65 |
| South Orangetown CSD | Rockland | Orangetown | $15.89 |
| Suffern CSD | Rockland | Ramapo / Haverstraw | $15.48 to $15.49 |
| Ardsley UFSD | Westchester | Greenburgh | $19.84 |
| Bedford CSD | Westchester | Bedford / Mount Kisco / others | $13.44 to $13.46 |
| Briarcliff Manor UFSD | Westchester | Ossining / Mount Pleasant | $18.09 |
| Croton-Harmon UFSD | Westchester | Cortlandt | $15.82 |
| Hendrick Hudson CSD | Westchester | Cortlandt / Peekskill | $14.76 |
| Lakeland CSD | Westchester | Yorktown / Cortlandt / Somers | $19.23 |
| Dobbs Ferry UFSD | Westchester | Greenburgh | $19.95 |
| Hastings-on-Hudson UFSD | Westchester | Greenburgh | $18.86 |
| Irvington UFSD | Westchester | Greenburgh | $19.20 |
| Mamaroneck UFSD | Westchester | Mamaroneck | $12.45 |
| New Rochelle City SD | Westchester | City of New Rochelle | $16.52 |
| Ossining UFSD | Westchester | Ossining | $19.01 |
| Somers CSD | Westchester | Somers | $18.34 |
| UFSD of the Tarrytowns | Westchester | Greenburgh / Mount Pleasant | $18.71 to $18.72 |
| White Plains City SD | Westchester | City of White Plains | $16.19 |
| Yonkers City SD | Westchester | City of Yonkers | $10.16 |
| Yorktown CSD | Westchester | Yorktown | $19.01 |
Where a district spans more than one town, the rate can differ slightly by town because of equalization.
County, town and village rates
| Government | Type | Rate |
|---|---|---|
| County of Rockland | County | $2.23 |
| County of Westchester | County | $3.16 |
| Town of Clarkstown | Town (Rockland) | $6.67 |
| Town of Haverstraw | Town (Rockland) | $7.53 |
| Town of Orangetown | Town (Rockland) | $5.19 |
| Town of Ramapo | Town (Rockland) | $4.28 |
| Town of Stony Point | Town (Rockland) | $5.82 |
| Town of Greenburgh | Town (Westchester) | $3.17 |
| Town of Mamaroneck | Town (Westchester) | $2.77 |
| Town of Mount Pleasant | Town (Westchester) | $2.62 |
| Town of Cortlandt | Town (Westchester) | $2.70 |
| Town of Ossining | Town (Westchester) | $1.91 |
| Town of Somers | Town (Westchester) | $1.52 |
| Town of Yorktown | Town (Westchester) | $4.58 |
| Village of Mount Kisco (also a town) | Village (Westchester) | $7.75 |
| Village of Ossining | Village (Westchester) | $8.36 |
| Village of Nyack | Village (Rockland) | $4.03 |
| Village of Upper Nyack | Village (Rockland) | $3.35 |
| Village of Tarrytown | Village (Westchester) | $7.38 |
Town rates are averaged over the whole town. In Westchester towns with villages, residents of a village and of the unincorporated area can pay quite different town rates. City taxes for White Plains, New Rochelle and Yonkers are not shown.
How to estimate a real bill
Full value tax rates are dollars of levy per $1,000 of full (market) value, calculated by the NYS Comptroller for calendar year 2026. They are useful for comparing places, not for predicting a bill. Actual bills depend on the assessment, equalization rate, STAR and other exemptions, and fire, library, sewer and other special districts that are not shown here.
- Ask for the current tax bill for the specific house. It's the most reliable number.
- Check whether the current owner gets exemptions (such as STAR or senior or veterans exemptions) that may not carry over to you.
- Look up the assessment and equalization rate on the town assessor's site or the NYS Office of Real Property Tax Services Municipal Profiles.
- Add special districts (fire, library, sewer, water) that apply to the address.
Brendan's take
- When I compare homes for a client, I pull the actual tax bill for each address rather than estimating from rates.
- School district lines don't always follow hamlet names, so the district on the tax bill is the one that matters.
Common questions
What is a full value tax rate?
It is the total tax levy divided by the total market (full) value of taxable property, expressed per $1,000. It lets you compare places that assess property differently.
Are property taxes higher in Rockland or Westchester?
It depends on the school district and town. Rates overlap a lot between the two counties, so compare the specific districts you're considering.
Can I multiply the rate by the price to get my tax bill?
Only as a rough guide. Real bills depend on the assessment, exemptions and special districts. Ask for the current bill for any house you're considering.
Sources
- NYS Comptroller, 2026 School District Component Tax Table (full value tax rates, CY 2026) (checked Nov 2, 2026)
- NYS Comptroller, 2026 Local Government Tax Table (county, town and village full value tax rates) (checked Nov 2, 2026)
- NYS Office of Real Property Tax Services, Municipal Profiles (checked Nov 2, 2026)
Schedules, tax rates and programs change. Confirm details with the source before relying on them.
Want the tax bill for a house you're considering?
Call or text me with the address and I'll help you find the current taxes and the school district.