Property Taxes: Meet Your New Roommate

By Ashley Taylor, Licensed Real Estate Agent

Ashley@PatriotRealProperties.com

631.339.3663

If you’ve ever wondered why Long Island has some of the highest property taxes in the country, you’re not alone. I sit at kitchen tables with buyers every week, and this topic always comes up….right after “What’s my monthly payment?”

Here’s my honest, been-through-this-a-thousand-times take on property taxes: they’re the silent partner in your homeownership journey. You don’t see them in the listing photos, but they’re part of your budget every single year, and they directly shape the quality of daily life in your neighborhood.

Let’s walk through what you’re really paying for, why it varies so much, and how I help buyers plan for it without derailing their dreams.

First things first: How property taxes hit your monthly payment

When lenders talk about your monthly payment, they’re usually talking PITI:

• Principal

• Interest

• Taxes

• Insurance

That “T” can be a big swing factor on Long Island. Two homes with the same price can have very different monthly payments because of taxes. In some areas, taxes can top $10,000+ per year (sometimes much more), while another town just a few miles away is hundreds per month less.

My promise: before you fall in love with a house, I’ll show you the real monthly number with taxes, so you’re budgeting based on reality…not hope.

What your taxes actually pay for (the stuff you use every day)

Think of property taxes as a community subscription. Here’s what they typically fund:

• Schools & Education – This is the biggest slice. It covers teachers, programs, buses, sports, arts, special education, facilities—the heartbeat of most Long Island communities.

• Public Safety – Police, fire, and EMS. Many areas have fire districts with dedicated funding and volunteer departments that keep response times fast.

• Sanitation & Recycling – Trash pickup, recycling programs, town dumps/transfer stations.

• Roads & Infrastructure – Paving, snow removal (hello, February), street lighting, traffic safety.

• Parks, Beaches & Recreation – Ballfields, marinas, pools, beaches, summer programs, community centers.

• Libraries & Cultural Services – Local libraries (often world-class on LI), classes, kids’ programs, community events.

• Water/Sewer & Special Districts – Depending on the town, there may be separate line items for water, sewer, drainage, lighting, and even harbor/marina districts.

On Long Island, we also have lots of “special districts.” That’s why your bill might look like a menu—school district, library district, fire district, sanitation, lighting, etc. It’s not just one tax; it’s a collection of them.

Why the number varies so much by town (and even by street)

• School District Boundaries: Listings will say “X School District”—that can dramatically change your taxes compared to the town next door.

• Assessed Value & Equalization Rates: The county/town’s assessment of your home (not always the market price) is multiplied by the tax rate. Different places reassess on different schedules.

• Lot Size & Features: Bigger land, corner lots, additions, pools, outbuildings—these can nudge taxes up.

• Special Districts: Two properties a block apart can fall into different districts (library/fire/sanitation), changing the total.

Bottom line: always check the actual tax history on the specific property, never assume based on averages.

Planning tips I share with every buyer

1. Run the full monthly with taxes (and escrow).

   If you’re escrowing, your lender will collect a portion of the annual taxes monthly. We’ll add that to principal, interest, insurance, and any PMI to get your real number.

2. Look at the last two years of tax history.

   Did they jump? Why? New assessments, school budgets, or local improvements can explain changes.

3. Ask about exemptions you may qualify for.

   - STAR / Enhanced STAR (primary residence school tax relief in NYS)

   - Veterans exemptions (varies by municipality—if you’ve served, let’s maximize this)

   - Senior / Disability exemptions (income- and age-based)

   - Volunteer Firefighter/EMS relief (available in some areas)

   - These don’t always show in the online listing—we’ll verify and help you apply.

4. New construction? Plan for reassessment.

   Taxes can be artificially low the first year; once the house is fully assessed, they often rise. I’ll help you estimate where they may land.

5. Buying near water or in a unique district?

   You might see separate charges for coastal protection, drainage, or special services. We’ll read the bill line by line.

6. Mark your calendar for grievance season.

   If your assessment looks out of whack, there’s a formal process to grieve it. I can point you to pros who do this all day long.

“Are Long Island’s high taxes worth it?”

This is the real question behind the question. Here’s my take after helping so many families buy here:

• Schools: If top-tier schools, AP/IB programs, arts, special ed resources, and competitive sports matter to you, LI delivers—and that drives both taxes and long-term home values.

• Safety & Services: Exceptional response times, strong community policing, and volunteer fire/EMS are a big part of why many buyers choose these neighborhoods.

• Lifestyle: Beaches, parks, marinas, libraries, recreation programs—if you’ll use them, you’ll feel the value in your day-to-day life.

• Resale: Buyers consistently prioritize school districts and services. Homes in well-regarded districts and towns often hold value better over time.

No one loves writing the check….but many of my clients feel they’re paying into the exact community experience they want for themselves or their kids. The key is buying where the services match your priorities.

How I help you “date” the home and “marry” the payment

I’m not here to sugarcoat taxes; I’m here to put you in control of them. With every property you’re considering, I’ll:

• Pull the actual tax bill and break down each line item

• Calculate your true monthly payment with taxes and insurance

• Check for exemptions you might qualify for

• Flag risks like pending reassessments or unusual special district charges

• Compare similar homes in different districts so you can choose what fits your life and budget

If you’re ready to shop smart or just want me to run numbers on a few homes you’ve been eyeing, reach out and I’ll put everything into plain English.

Ashley Taylor

📧 Ashley@PatriotRealProperties.com

📞 631.339.3663

I’m here to make sure the home, and the “new roommate” both fit.