Are you trying to figure out why your Nassau tax bill looks different from a home across the county line in Suffolk? You are not alone. Property taxes on Long Island can feel confusing, especially when you are comparing towns like Westbury in Nassau to nearby Suffolk communities. In this guide, you will learn how assessments, exemptions, and appeals work in both counties, and what actually drives your bill in Westbury. Let’s dive in.
Nassau vs. Suffolk at a glance
Property taxes in both counties follow the same big idea. Local assessors set your assessed value, then several taxing bodies set levies that become your bills. The differences you feel come from local practices, like how often towns revalue, which exemptions you receive, and the budgets set by your school district, county, town, village, and special districts.
For Westbury owners, your parcel falls under the Town of North Hempstead assessor. Your bill is shaped by local levies and any exemptions on your account. Suffolk owners follow the same state framework, but town-level assessment schedules and local levies can differ.
How assessments work
Who sets your value
In New York State, town, city, and village assessors prepare the assessment roll for each property. They maintain ownership data, property characteristics, and a taxable assessed value. County offices and the State Office of Real Property Tax Services provide equalization guidance and oversight.
Assessed vs. market value
Assessments are intended to reflect market value, but different towns update on different schedules. Your assessed value can be a fraction of market value depending on your town’s assessment level. That is why two similar homes in different towns can show different assessed-to-market ratios.
Revaluations and timing
Some towns perform broad revaluations, others make smaller annual updates. That timing affects how closely assessments track market changes. In Westbury, check the Town of North Hempstead assessor’s calendar for the tentative roll date and any planned updates.
From assessment to your tax bill
The jurisdictions on your bill
Most Westbury homeowners see separate charges from several entities. These can include the school district, Nassau County, the Town of North Hempstead, the Village of Westbury for in-village properties, and special districts like water, sewer, library, and fire protection. Each body adopts its own levy and rate.
How the math works
Here is the simple flow:
- Start with your assessed value from the local assessor.
- Subtract any exemptions to get your taxable assessed value.
- Each jurisdiction sets a levy that becomes a rate applied to your taxable value.
- Your bill equals taxable assessed value multiplied by the relevant tax rate, plus special district charges.
A quick hypothetical: If your assessed value is 10,000 and you have exemptions that reduce it to 8,000, your school tax is calculated on 8,000 times the school rate. The same approach applies to town, county, village, and special districts. Always check your actual bills for the current rates and levies.
Billing timelines to expect
School tax bills typically arrive once or twice a year, often in the fall or winter, and they are usually the largest share of your total burden. Town, county, and village bills follow their own schedules. Payment options, installments, and penalties vary by jurisdiction, so review the instructions on each bill.
Exemptions that can lower your bill
STAR for owner-occupants
The statewide School Tax Relief program, known as STAR, offers Basic and Enhanced benefits for eligible owner-occupied primary residences. The program is administered by the New York State Department of Taxation and Finance. Registration and benefit delivery follow state rules, so review the latest guidance before you apply.
Other common exemptions
Local programs can reduce your taxable assessed value if you qualify. These include Senior Citizen exemptions with age and income thresholds, Veterans exemptions, and Disability exemptions, among others. Eligibility and percentages vary by town, village, and school district.
How and when to apply
Most exemptions require an application to your local assessor, along with documentation like proof of age, income, or service. Some programs need periodic recertification. Deadlines tie to the assessment calendar, and late applications are often applied to future tax years only.
Appeals and grievance basics
Start with your assessor
If you believe your assessment is off, begin with an informal review. Many assessors will discuss property data, condition, and sales evidence. Simple errors, like square footage or features, can sometimes be corrected without a formal filing.
File a formal grievance
If needed, submit a complaint to the local Board of Assessment Review (BAR) during the posted grievance period. The BAR reviews your evidence, which can include recent comparable sales, photos that show condition, an appraisal, and corrections to the assessor’s records. Deadlines are strict, so check the local calendar for exact dates.
After the BAR decision
For many 1 to 3 family homes, you may qualify for Small Claims Assessment Review (SCAR), which is a faster, limited-scope option compared to court. For broader relief, owners can pursue an Article 7 proceeding in New York State Supreme Court. These processes follow state law, but scheduling and procedures vary locally.
Your grievance prep checklist
- Recent property tax bills, including school and municipal
- Current assessment notice showing your assessed value
- Comparable recent neighborhood sales with addresses and dates
- Photos that document condition or features that affect value
- An independent appraisal or price opinion, if available
- Proof of eligibility for exemptions, such as STAR registration or veteran documents
Nassau vs. Suffolk differences that matter
- Assessment practices vary by town. Revaluation schedules are not uniform, which can cause different timing for changes in assessed values and appeals by location.
- Tax burden drivers differ. Nassau often has higher property values and a complex mix of services, while Suffolk has different patterns and levies. Your final bill depends more on your specific school district and local taxing bodies than the county line.
- Exemption administration and grievance timelines follow state law, but local filing windows and procedures differ. Always verify the current calendar for your town and, if applicable, your village.
Who to contact first in Westbury
- Assessment and exemptions: Town of North Hempstead Assessor, and the Village of Westbury clerk or assessor if your property is in the village.
- County-level and equalization questions: Nassau County real property or tax office.
- School tax specifics: Your school district tax office, such as Westbury Union Free School District if that serves your home.
Action plan for Westbury homeowners
- Confirm your assessed value and property details with the Town of North Hempstead.
- Review your school, town, county, village, and special district bills for rates and due dates.
- Audit your exemptions. Make sure STAR and any local exemptions you qualify for are active.
- If you disagree with your assessment, gather evidence and start with an informal review. If still unresolved, prepare a timely BAR filing, then consider SCAR or Article 7 where appropriate.
If you are weighing a move and want context on how taxes factor into pricing, neighborhood comparisons, or timing, reach out. As a local advisor who helps buyers and sellers navigate Long Island markets every day, Jonathan Chandler can walk you through what to expect so you can move forward with confidence.
FAQs
What makes Nassau and Suffolk tax bills different?
- Local assessment schedules, school district levies, and municipal budgets vary by town and district, so the mix of rates and timing differs more than the county label itself.
How do STAR and other exemptions lower my bill?
- Exemptions reduce your taxable assessed value or deliver a state-administered benefit, which lowers the amount used to calculate certain parts of your bill.
Why did my taxes rise if my assessment stayed the same?
- Taxing bodies can increase their levies, which raises the rate applied to your taxable value even when your assessment does not change.
When is the grievance period for Westbury homes?
- Grievance windows are set locally around the tentative assessment roll. Check the Town of North Hempstead and, if applicable, the Village of Westbury for current dates.
What evidence helps in an assessment appeal?
- Recent comparable sales, an appraisal, photos that show condition, corrections to the assessor’s records, and proof of any eligible exemptions strengthen your case.
