Albany County Property Tax Grievance — New York

Rob Hartley·Updated March 5, 2026

Albany County, New York, has a population of approximately 315,000 and serves as the heart of the state's Capital District. The county seat is the City of Albany, which is also the state capital. Major population centers include the City of Albany, Colonie (the county's most populous town with nearly 82,000 residents), Bethlehem, Guilderland, and the cities of Cohoes and Watervliet. Property tax grievances are particularly important in Albany County given its high tax burden—the median property tax bill of $3,526 to $4,990 annually is significantly above the national median of $2,400, with an effective tax rate of 1.74% to 2.39% compared to the national average of approximately 1.02%.

Notable cities: Albany, Colonie, Cohoes, Watervliet, Bethlehem, Guilderland

Median Home

$202,500

Tax Rate

1.74%

Annual Tax

$3,526

Population

314,848

2026 Grievance Deadline: Fourth Tuesday in May (typically falls around May 27, 2026—confirm exact date with your local assessor)

In most Albany County municipalities, Grievance Day is the fourth Tuesday in May. Form RP-524 must be received by the assessor or Board of Assessment Review by this date—postmarks do not count. Some municipalities that share an assessor may adopt different Grievance Days between the fourth Tuesday in May and the second Tuesday in June. Contact your local assessor to confirm the exact date for your municipality.

Property in Albany County, New York — local tax assessment and grievance guide

How Albany County Assesses Property

100%of market value

Assessed by: Local municipal assessors (each city and town has its own assessor); Albany County Real Property Tax Service Agency provides support

Assessment cycle: annual

Notices typically mailed: Spring (tentative assessment roll filed May 1; notices typically mailed by mid-May)

Albany County municipalities assess property at 100% of market value, meaning your assessed value equals the assessor's estimate of your home's market value. For example, if your home's market value is $202,500 (the county median), at Albany County's 100% assessment ratio your assessed value would be $202,500, resulting in approximately $3,526 in annual taxes at the county's effective rate of 1.74%. This makes it straightforward to compare your assessment to recent sales of similar properties in your neighborhood.

The Grievance Process

Appeals are heard by the Board of Assessment Review. The Board of Assessment Review consists of 3-5 appointed members who hear grievances and review evidence. You have the right to attend the hearing and present statements or documentation. The assessor will also attend and may respond to your complaint. After the hearing, you will receive a written determination explaining the board's decision.

Obtain your tentative assessment notice (mailed in May) and review your property's assessed value compared to market value and similar properties.

Research comparable property sales in your neighborhood from the past year to support your claim. Access assessment rolls online through your municipality's website or the Albany County Real Property Tax Service Agency.

Complete Form RP-524 (available at www.tax.ny.gov or from your local assessor) indicating the grounds for your grievance—typically 'unequal assessment' or 'excessive assessment'—and your proposed assessed value.

Optional: Schedule an informal review with your local assessor before Grievance Day to discuss your assessment and potentially reach a stipulated agreement (Part Six of Form RP-524).

File Form RP-524 with your assessor or Board of Assessment Review by Grievance Day (fourth Tuesday in May). Include supporting documentation such as comparable sales data, recent appraisals, photos of property condition, or repair estimates.

Attend the Board of Assessment Review hearing if scheduled (you may appear in person with or without an attorney). Present your evidence and answer any questions from the board.

Receive a written determination from the Board of Assessment Review. If approved, the reduction will appear on the final assessment roll (filed July 1) and affect your tax bill.

If dissatisfied with the Board's decision, pursue judicial review through Small Claims Assessment Review (SCAR) for residential properties (petition must be filed within 30 days of final assessment roll on July 1) or Article 7 tax certiorari in State Supreme Court with an attorney.

Required form: Form RP-524 (Complaint on Real Property Assessment)

Filing Methods

mail:Mail Form RP-524 to your local assessor or Board of Assessment Review. Certified mail is recommended. The form must be received (not postmarked) by Grievance Day.

in-person:Submit Form RP-524 directly to your local assessor's office or Board of Assessment Review. Must be received by close of business on Grievance Day.

online:Check with your local assessor—not all Albany County municipalities accept electronic submissions. The City of Albany and some towns may have online options.

Evidence to Bring

Comparable property sales (recent sales of similar homes in your area)Recent professional appraisalPhotographs documenting property condition or defectsRepair estimates or contractor invoices for needed workDocumentation of property characteristics (square footage, lot size, age)Assessment data for similar properties showing unequal treatment

Albany County Assessor Contact

Albany County Real Property Tax Service Agency

Phone: (518) 487-5290

Address: Harold L. Joyce Albany County Office Building, 112 State Street, Room 1103, Albany, NY 12207

Website: https://www.albanycountyny.gov/departments/management-and-budget/real-property-tax-service-agency

Hours: Monday through Friday, 8:30 AM to 5:00 PM (confirm with individual municipal assessors)

Tax Exemptions in Albany County

STAR (School Tax Relief) Program

Based on the first $30,000 of home's full value (Basic STAR); Enhanced STAR provides larger benefit for seniors

Provides property tax relief on school taxes for eligible homeowners. Basic STAR is available for those with incomes under $500,000; Enhanced STAR provides greater benefits for seniors age 65+ with qualifying incomes.

Eligibility: Must own and occupy property as primary residence. Basic STAR: income under $500,000. Enhanced STAR: age 65+ by December 31 with qualifying income limits.Deadline: Varies—contact your assessor. Enhanced STAR typically requires application; Basic STAR credit registration available online.

Senior Citizens Exemption (Section 467)

Up to 50% reduction of assessed value based on income sliding scale; Albany County has adopted maximum income limit of $58,400

Reduces the taxable assessment of a senior's home by up to 50% for county, town, city, village, and school district taxes.

Eligibility: Must be 65+ years old by December 31, meet income requirements, and own and occupy property as primary residence. If married, only one spouse needs to be 65+.Deadline: March 1 annually (confirm with your local assessor)

Alternative Veterans Exemption

15% reduction ($36,000 maximum) for wartime service; additional 10% ($24,000 maximum) for combat service; additional exemption for disabled veterans equal to one-half of disability rating ($120,000 maximum)

Provides partial property tax exemption for veterans who served during wartime or received expeditionary medals. Applies to county, city, town, village, and may apply to school taxes.

Eligibility: Must have served during designated wartime period or received expeditionary medal, discharged under honorable conditions, and own/occupy property as primary residence. Unremarried surviving spouses and Gold Star parents may also qualify.Deadline: March 1 for initial application (confirm with your assessor)

Cold War Veterans Exemption

15% reduction ($36,000 maximum) for 10 years; additional exemption for disabled veterans equal to one-half of disability rating ($120,000 maximum) with no time limit

Provides property tax exemption for veterans who served during the Cold War period (September 2, 1945 to December 26, 1991).

Eligibility: Must have served during Cold War period, discharged under honorable conditions, and own/occupy property as primary residence. Check with assessor to confirm your municipality offers this exemption.Deadline: March 1 (confirm with your local assessor)

Disabled Persons Exemption

Up to 50% reduction based on income (similar sliding scale to Senior Citizens Exemption)

Provides property tax reduction for persons with disabilities who meet limited income requirements.

Eligibility: Must have Notice of Award from Social Security Administration certifying eligibility for Social Security Disability Insurance, meet income requirements, and own/occupy property. All owners must be disabled unless married couple or siblings.Deadline: March 1 annually

Official Resources

Albany County Real Property Tax Service Agency →

Official county office providing assessment rolls, tax maps, and support to local assessors and Boards of Assessment Review.

NYS Department of Taxation and Finance - Property Tax →

New York State's official property tax resource with grievance forms, exemption applications, instructions, and detailed guidance.

NYS Property Tax Grievance Booklet (Form RP-524 Instructions) →

Comprehensive guide to contesting your assessment in New York State, including step-by-step instructions for completing Form RP-524.

Albany County Assessment Rolls →

Access tentative and final assessment rolls for all municipalities in Albany County to research comparable properties and assessment data.

Check Your Albany County Assessment

Enter your address to see if your Albany County property is overassessed.

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Frequently Asked Questions

What is the deadline to grieve my property taxes in Albany County for 2026?

The grievance deadline in most Albany County municipalities is Grievance Day, which falls on the fourth Tuesday in May—likely May 27, 2026. However, the exact date can vary by municipality, and some towns that share an assessor may adopt different dates between the fourth Tuesday in May and the second Tuesday in June. It is critical that you confirm the exact deadline with your local assessor's office, as Form RP-524 must be received (not just postmarked) by this date. Missing the deadline means losing your opportunity to challenge your assessment for that tax year.

How do I file a property tax grievance in Albany County?

To file a property tax grievance in Albany County, you must complete Form RP-524 (Complaint on Real Property Assessment) and submit it to your local assessor or Board of Assessment Review by Grievance Day. The form is available at www.tax.ny.gov or from your local assessor's office. You'll need to provide your property information, state the grounds for your complaint (typically unequal or excessive assessment), propose a corrected assessed value, and attach supporting evidence such as comparable sales data or a recent appraisal. You can submit the form by mail (certified mail recommended) or in person—some municipalities may accept online submissions, so check with your local assessor first.

What exemptions can reduce my property taxes in Albany County?

Albany County homeowners may qualify for several property tax exemptions. The STAR program provides school tax relief for primary residences, with Enhanced STAR offering greater benefits for seniors age 65 and older. The Senior Citizens Exemption can reduce your taxable assessment by up to 50% if you're 65 or older with income below $58,400 (Albany County's maximum). Veterans who served during wartime may receive the Alternative Veterans Exemption worth up to 15% reduction ($36,000 maximum), plus additional benefits for combat service and service-connected disabilities. The Cold War Veterans Exemption and Disabled Persons Exemption are also available. Most exemptions require application by March 1, so contact your local assessor to determine which exemptions you qualify for and obtain the appropriate forms.

How much can I save by grieving my property taxes in Albany County?

The potential savings from a successful property tax grievance in Albany County depends on how much your assessment is reduced and the local tax rates. With Albany County's effective tax rate around 1.74% to 2.39%, every $10,000 reduction in assessed value can save you approximately $174 to $239 annually in property taxes. For example, if you successfully reduce your assessment from $250,000 to $225,000 (a $25,000 reduction), you could save about $435 to $598 per year. These savings continue each year unless your assessment increases again. Given that Albany County has one of the highest property tax burdens in the United States—with median tax bills significantly above the national average—even a modest assessment reduction can yield substantial long-term savings.

What happens at a Board of Assessment Review hearing in Albany County?

At a Board of Assessment Review hearing in Albany County, you have the right to appear before a board of 3 to 5 appointed members to present your case for an assessment reduction. You may appear in person, with or without an attorney, and should bring all supporting documentation such as comparable sales data, photographs, appraisals, or repair estimates. The local assessor is required to attend the hearing and may respond to your complaint or answer questions from the board. The board will review your evidence, consider the assessor's position, and may ask you questions about your property. After the hearing, you will receive a written determination explaining the board's decision to approve, deny, or partially approve your grievance. If your grievance is approved, the reduction will appear on the final assessment roll filed on July 1.

Can I appeal if the Board of Assessment Review denies my grievance?

Yes, if you're dissatisfied with the Board of Assessment Review's decision in Albany County, you have two options for judicial review. For owner-occupied one, two, or three-family residences used exclusively for residential purposes, you can pursue Small Claims Assessment Review (SCAR), which is a simpler, less formal court process. Alternatively, you can file an Article 7 tax certiorari proceeding in New York State Supreme Court, though this typically requires hiring an attorney. Both options must be filed within 30 days of the final assessment roll, which is July 1. The filing fee for SCAR with the Albany County Clerk's office is $30 for the original application and two copies. Note that you must first go through the Board of Assessment Review grievance process before pursuing judicial review.

What evidence do I need for a successful Albany County property tax grievance?

To support your Albany County property tax grievance, you need evidence demonstrating that your property is overassessed compared to similar properties or market value. The strongest evidence includes recent sales of comparable properties in your neighborhood—ideally homes of similar size, age, condition, and location that sold for less than your assessed value. A recent professional appraisal (ideally from within the past year) carries significant weight. Photographs documenting property defects, deterioration, or conditions that negatively affect value are helpful, as are contractor estimates for needed repairs. You should also gather assessment data for comparable properties from the assessment roll to show unequal treatment. Property characteristics documentation like your deed, floor plans, or measurements can help establish accuracy. The key is providing objective, factual evidence rather than subjective complaints about tax amounts.

Does Albany County assess properties at 100% of market value?

Yes, municipalities in Albany County assess properties at 100% of market value, which means your assessed value should equal the assessor's estimate of what your property would sell for on the open market. This 100% assessment ratio makes it easier to compare your assessment directly to recent sales of similar properties without complex calculations. For example, if comparable homes in your neighborhood are selling for $200,000 but your property is assessed at $225,000, you have a strong case for a grievance. This is different from some other New York counties that assess at fractional percentages of market value. When preparing your grievance, you can directly compare your assessed value to actual market sales data and recent appraisals to demonstrate overassessment.

For state-wide grievance information including New York's assessment ratio and deadlines, see our New York Property Tax Grievance Guide →

Considering professional help with your grievance? Compare pricing, coverage, and pros/cons in our Best Property Tax Grievance Services (2026) or browse side-by-side service comparisons →

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← All New York property tax grievance info

Sources: https://www.albanycountyny.gov/departments/management-and-budget/real-property-tax-service-agency | https://www.tax.ny.gov/pit/property/contest/contestasmt.htm | https://www.tax-rates.org/new_york/albany_county_property_tax | https://www.tax.ny.gov/pdf/publications/orpts/grievancebooklet.pdf | https://www.albanycountyny.gov/departments/management-and-budget/real-property-tax-service-agency/assessment-rolls

Last verified: 2026-03-05