Westchester County has some of the most expensive real estate in the entire nation and has property taxes to match. With the highest values and taxes in the whole of New York, Westchester even beats the legendary levies of Long Island. This puts stress on those trying to keep their homes or businesses, as rising taxes continue to make the county unaffordable for a large portion of the population. While exemptions, such as the STAR program, can bring in strong savings, more and more residents of Westchester County are turning to property tax appeals to lower their taxes.
There is only a small window for residents to file these grievances. However, as the deadline is set for June 16, 2026. If this is missed, then there is no alternative to correct issues or dispute values, making this one of the most important dates for property owners across the county. While this does not apply to every town in the county, it does cover most of the area.
Towns with a Final Deadline of June 16, 2026
- Bedford
- Cortlandt
- Eastchester
- Greenburgh
- Harrison
- Lewisboro
- Mamaroneck
- Mount Kisco
- Mount Pleasant
- Mount Vernon
- New Castle
- North Castle
- North Salem
- Ossining
- Peekskill
- Pelham
- Pound Ridge
- Rye
- Scarsdale
- Somers
- Yorktown
Why Property Taxes in Westchester County Break Records
While all counties within the orbit of New York City face high taxes, Westchester stands above the rest. This is due to having some of the most prime real estate in the nation, offering suburban living while still being within easy traveling distance to the heart of the city. The county also boasts some of the best schools in the nation, which require extensive funding. Much like Long Island, there is limited space in Westchester, so the demand for these premium spots causes their value to increase dramatically. In many ways, the county is a perfect storm of high demand, property values, and tax rates, which translates into sky-high bills.
A Short Grievance Season
Even with all of the value concentrated in the county, the people of Westchester have only a few short weeks to understand their values and file a grievance. This is because the tentative assessment roll was released on June 1, giving homeowners and businesses only 15 days to analyze their assessments, gather evidence, and file a grievance.
Tentative rolls are a preview of what property values will be for the following tax year, and contain all of the key information that a taxpayer needs to know before filing a grievance. This includes basic information such as the owner of a piece of real estate, exemptions, classification, size, number of rooms, and improvements. A taxpayer needs to verify all of these as being accurate, as missing exemptions or an incorrect classification can result in significantly higher taxes. The first step when considering a grievance is to ensure that all of this information is correct.
Once the basics have been checked, you can then focus on the values contained in the tentative roll. The market value is the main aspect to focus on, as it influences the main number that tax rates are applied to. If the market value is significantly higher than it was the previous year, this could indicate a case of overassessment. If you notice a spike in value or the numbers do not look right, then it is imperative to file a grievance before the deadline. However, a grievance must have compelling evidence to be successful.
Evidence Needed to Win a Grievance
When a grievance is based on questioning the value of a property, the burden is placed on the taxpayer to show that the assessment is too high. This is usually proven by providing sales records from the same location, dating back three years. These must be for properties that share similar characteristics, such as age, the number of rooms, size, and classification. The more comparables that prove your case, the better. These can then be supplemented by using photographs to document the condition of your home or business, along with repair estimates that can demonstrate deferred maintenance or other outstanding issues.
Grievance Progression After Filing
Once a grievance is officially filed, it is first reviewed by the town’s Board of Assessment Review (BAR), which examines the assessment and any evidence presented to support the case. While there can be hearings, the BAR often simply reviews the evidence and renders a judgment on whether the values should be corrected or stay the same. The BAR can never increase your values, so they will either stay the same or be reduced. If the BAR fails to offer a reduction, then a formal grievance for the Small Claims Assessment Review (SCAR) can be filed. This is a grievance beyond the local level, though still not officially a lawsuit. This generally requires a hearing and more evidence. Many taxpayers will elect to secure professional representation as well, though this is not required. The final avenue available to you is to pursue litigation against the assessment, which requires a full legal team.
The Final Assessment Roll
Once the BAR grievances are complete, the tentative roll is adjusted by these changes and finalized. This will then become the basis for property taxes in 2027. Once the data is finalized, there is no way for a taxpayer to influence the information contained in it, which is why it is so vital to file a grievance within the short window. For the towns discussed in the article, most will see the final roll published on August 1. This gives a preview of what to expect on your 2027 taxes, so it should be reviewed. If you missed the grievance or exemption deadline, you will have to wait until the following year to apply.
O’Connor Offers Premium Grievance Assistance
Thanks to the significant amount of money at stake and the short time to gather evidence, many taxpayers in Westchester County decide to turn to professional representation. We at O’Connor are here to help you get the best reduction possible. We have been handling appeals, grievances, and more across the nation for over 50 years. As one of the largest property tax firms in the nation, we have the resources to back any case to its conclusion, and will aggressively push your case to the SCAR or beyond if needed, though we always hope to get a good deal at the BAR level. Our team includes attorneys, tax experts, and data analysts.
When you sign up with O’Connor, our experts will use data-driven techniques to put together the ultimate evidence needed to reduce your taxes. This includes using our patented databases to find and gather the perfect property and sales records comparisons. Each of our clients is also given a personal touch, which most large firms do not give. This includes a client success consultant, who coordinates with various experts on your case and acts as your primary point of contact. This means you will always have the same accountable person to turn to for updates, rather than playing a guessing game with random customer service representatives. This ensures that your property always gets the premium service that you deserve. There is no cost to sign up, and you will only be charged a portion of your savings if we are able to lower your taxes.
