How to Pay Your NYC Real Estate Tax Bill
Where Your NYC Real Estate Tax Bill Comes From and When It's Due
New York City sends you a real estate tax bill four times a year, one for each quarter. The bill arrives in your mailbox from the Department of Finance, and the due date is printed on the front. If you own a one-, two-, or three-family home or a condo, your bill typically arrives in January, April, July, and October, with payment due about 45 days later. If you own a larger building or commercial property, the schedule may differ slightly.
The amount you owe is based on the assessed value of your property, which the Department of Finance sets. That value is not the same as what you paid for the house or what it would sell for today — it is a separate number the city calculates. The tax rate is set by the city each year and is applied to that assessed value. You can look up your property's assessed value and tax history on the Department of Finance website using your address or block and lot number.
If you do not receive a bill, that does not mean you do not owe tax. The city's mailing system sometimes fails, and you remain responsible for payment on the due date. You can check what you owe by logging into the Department of Finance's online system or calling 311.
Key Takeaways
- NYC real estate tax bills arrive four times a year from the Department of Finance, with payment due roughly 45 days after the bill date.
- You can pay online through the Department of Finance website, by mail with a check, or in person at a Department of Finance office.
- Payments made online or by mail take several days to post to your account, so send them early if you want to avoid late fees.
- Late payments trigger a 10 percent penalty on the unpaid amount, plus interest that accrues daily, and can eventually lead to a tax lien on your property.
- If you cannot pay the full amount by the due date, you can set up a payment plan through the Department of Finance to spread the cost over several months.
How to Pay Your Bill Online, by Mail, or In Person
The fastest and most reliable way to pay is through the Department of Finance website at nycserv.nyc.gov/nycserv. You will need your bill number or your property's block and lot number. You can pay with a debit card or bank account (ACH transfer). If you pay by debit card, the Department of Finance charges a processing fee of about 2 percent; ACH transfers have no fee. The payment posts to your account within one to two business days.
You can also pay by mail. Write a check payable to "NYC Department of Finance," include your bill number on the check, and mail it to the address printed on your bill. The Department of Finance processes mail payments slowly — allow at least 10 business days for your payment to post. If the due date is fewer than 10 days away, do not mail a check; use the online system instead.
If you prefer to pay in person, visit any Department of Finance office. The main office is at 66 John Street in lower Manhattan, but there are satellite offices in each borough. You can pay with cash, check, or debit card (no credit cards). Bring your bill or your block and lot number. Payment posts the same day.
What Happens If You Pay Late
If your payment does not post by the due date, the Department of Finance charges a 10 percent penalty on the unpaid amount. That penalty is added to your bill immediately. Interest also begins to accrue at a rate set by the city each year (it varies annually). Interest compounds daily, so the longer you wait, the more you owe.
After 30 days of non-payment, the Department of Finance can file a tax lien against your property. A lien is a legal claim that gives the city the right to seize and sell your home to recover the unpaid tax, penalties, and interest. A lien also damages your credit and makes it nearly impossible to refinance or sell the property. You can remove a lien only by paying the full amount owed in full.
If you are struggling to pay, contact the Department of Finance before the due date. Do not wait until after you miss a payment. The city has programs to help, and acting early keeps penalties and liens off your record.
Setting Up a Payment Plan If You Cannot Pay in Full
If you cannot pay the full amount by the due date, you can request a payment plan (also called an installment agreement) from the Department of Finance. A payment plan lets you spread your bill over several months instead of paying it all at once. You must request the plan before the due date or within a short window after — do not wait until a lien is filed.
To request a plan, call the Department of Finance at 311 or visit an office in person. You will need to provide information about your income and expenses so the city can determine what monthly payment you can afford. The city typically allows plans of three to 12 months, depending on the amount owed and your circumstances. Once approved, you make monthly payments on a schedule the Department of Finance sets.
If you miss a payment on your plan, the entire remaining balance becomes due immediately, and the 10 percent penalty and interest kick in. Make sure you can afford the monthly payment before you agree to the plan.
Homeowner Tax Exemptions and Reductions
New York State and New York City offer several programs that reduce the real estate tax you owe if you meet certain conditions. The most common are the Primary Residence Exemption (for owner-occupied homes), the Senior Citizen Homeowners' Exemption (for homeowners 65 and older with limited income), and the Disabled Persons Exemption (for homeowners with disabilities). Each program has income limits and other requirements.
If you think you may have access to for one of these programs, you apply through the Department of Finance. The application process varies by program, but most require proof of income, proof of ownership, and proof that you live in the home. If you are approved, the exemption reduces your assessed value, which lowers your tax bill. The reduction is not automatic — you must apply.
You can also challenge your assessed value if you believe it is too high. This is called a tax assessment challenge or grievance. You file a grievance with the Department of Finance by a deadline set each year (usually in the spring). If the city agrees that your assessment is too high, your tax bill goes down. Grievances are complex and often require help from a tax professional or lawyer, but the potential savings can be large.
Automatic Payment and Paperless Billing Options
If you want to avoid the risk of missing a due date, you can set up automatic payments through the Department of Finance website. You authorize the city to withdraw money from your bank account on a date you choose, usually a few days before the bill is due. Automatic payments are free and reliable, and they post within one to two business days.
You can also sign up for paperless billing, which means the Department of Finance sends your bill by email instead of mail. Paperless bills arrive a few days earlier than paper bills, giving you more time to pay. You can set up paperless billing on the Department of Finance website or by calling 311.
If you use automatic payments, check your bank account regularly to make sure the withdrawals go through. If a payment fails (for example, because your account has insufficient funds), the Department of Finance will not retry — you will be late, and penalties will apply. Keep your bank account information up to date on the Department of Finance website.
Understanding Your Bill and Finding Your Property Information
Your real estate tax bill lists your property address, your block and lot number, the assessed value, the tax rate, and the amount due. The block and lot number is a unique identifier the city uses to track your property. If you ever need to look up information about your property — such as your assessed value, your payment history, or whether a lien has been filed — you will need this number.
You can find your block and lot number on your tax bill, or you can search for it on the Department of Finance website using your address. Once you have the number, you can look up almost anything about your property's tax status. You can also see if there are any outstanding balances, pending liens, or exemptions on your account.
If your bill looks wrong — for example, if the address is incorrect or the amount seems too high — contact the Department of Finance before you pay. Do not assume the bill is correct just because it came from the city. Errors do happen, and the sooner you report them, the sooner they can be fixed.
Frequently Asked Questions
What if I own the property but someone else lives there and pays the bills?
You are the owner on record, so the bill comes to you. You are responsible for paying it, even if a tenant or family member lives in the home. You can arrange for someone else to send you the money, but the legal obligation is yours. If the bill goes unpaid, the lien goes on your property, not theirs.
Can I pay my real estate tax with a credit card?
No. The Department of Finance does not accept credit cards for real estate tax payments. You can pay with a debit card (online or in person), a bank account (ACH, online only), a check (by mail or in person), or cash (in person only). If you use a debit card online, you will pay a processing fee.
What if I paid my bill but it still shows as unpaid on the Department of Finance website?
Payments take one to two business days to post after you submit them online, and longer if you mailed a check. If more than two business days have passed since you paid online, or more than 10 business days since you mailed a check, contact the Department of Finance to confirm the payment was received. Bring proof of payment (a receipt or bank statement).
Do I have to pay real estate tax if I have a mortgage?
Yes. Your mortgage lender may collect real estate tax as part of your monthly mortgage payment and hold it in an escrow account, but you are still legally responsible for the tax. If your lender does not pay the bill, the lien goes on your property. Check your mortgage documents to see whether your lender handles tax payments or whether you pay the Department of Finance directly.
What happens to my real estate tax bill if I sell my house?
The tax bill is prorated between you and the buyer based on the closing date. You pay tax up to the closing date; the buyer pays from the closing date forward. The title company or your lawyer handles this calculation at closing. You will receive a final bill from the Department of Finance for your portion of the year.