Albany County Property Tax Grievance, New York

Travis Bunn·Updated July 24, 2026

Albany County, located in east-central New York, is home to approximately 315,000 residents and serves as the heart of the state's Capital District. The county seat is the City of Albany, which is also New York's state capital. Major population centers include 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 ranges from $3,526 to $5,454 annually, significantly above the national median of $2,400. With an effective tax rate between 1.74% and 2.16% compared to the national average of approximately 1.02%, even a modest over-assessment can cost Albany County homeowners hundreds of dollars each year.

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

Median Home

$277,400

Tax Rate

1.89%

Annual Tax

$5,253

Population

315,000

On the typical Albany County home, valued near $277,400 at the county’s effective tax rate of 1.89%, an over-assessment of even 10% means you are overpaying year after year until you grieve it. Here is how to find out if yours qualifies.

2026 Grievance Deadline: Fourth Tuesday in May (May 26, 2026 for City of Albany; May 27, 2026 for most other Albany County municipalities)

In most Albany County municipalities, Grievance Day falls on the fourth Tuesday in May. For 2026, this is May 26 for the City of Albany and May 27 for most towns. However, some municipalities that share an assessor may adopt different dates between the fourth Tuesday in May and the second Tuesday in June. Form RP-524 must be received (not just postmarked) by the assessor or Board of Assessment Review by this date. Always confirm the exact deadline with your local assessor, as missing it means losing your opportunity to challenge your assessment for that tax year.

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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 should equal the assessor's estimate of your home's full market value. For example, if your home's market value is $277,400 (the county median), at New York's 100% assessment ratio your assessed value would be $277,400, resulting in approximately $5,253 in annual taxes at the county's effective rate of 1.89%. Unlike some jurisdictions that use fractional assessment ratios, there is no mathematical discount applied in Albany County, what the assessor determines as your market value becomes your taxable assessed value.

The Grievance Process

Appeals are heard by the Board of Assessment Review. The Board of Assessment Review consists of 3-5 appointed residents who hear grievances and review evidence. You have the right to attend the hearing and present statements or documentation, while the assessor will also attend and may respond to your complaint. After reviewing your evidence and considering the assessor's position, the board will issue a written determination approving, denying, or partially approving your grievance.

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

Research comparable property sales in your municipality from the past 12 months to support your claim. Access assessment rolls online through your municipality's website or the Albany County Real Property Tax Service Agency at albanycountyny.gov.

Optional but recommended: Schedule an informal review with your local assessor before Grievance Day to discuss your assessment and potentially reach a stipulated agreement without a formal hearing.

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 based on comparable sales evidence.

Submit Form RP-524 and all supporting documentation (comparable sales, photographs, repair estimates, appraisal reports) to your local assessor or Board of Assessment Review by Grievance Day. The form must be received, not just postmarked, by the deadline.

Attend your Board of Assessment Review hearing (typically scheduled within 21 days after Grievance Day). Present your evidence, answer questions from the 3-5 member board, and make your case for a reduced assessment.

Receive the Board's written determination. If approved, the reduction appears on the final assessment roll filed July 1. If denied or you're dissatisfied with the result, you can pursue Small Claims Assessment Review (SCAR) for owner-occupied 1-3 family homes or file an Article 7 tax certiorari proceeding in New York State Supreme Court within the statutory timeframe.

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

Filing Methods

online:Email to assessmentprotest@albanyny.gov (City of Albany only; include property address and tax map number in subject line, attach form as PDF)

mail:Mail to your local assessor's office or Board of Assessment Review (must be received, not postmarked, by Grievance Day; certified mail recommended)

in-person:City of Albany: Room 302, Albany City Hall; Other municipalities: deliver to local assessor's office

Evidence to Bring

Comparable sales (recent sales of similar properties in your municipality from the past 12 months)Photographs of property condition issues, defects, or features that negatively impact valueRepair estimates or contractor quotes for needed repairsRecent appraisal report (if available)Documentation of assessed values of comparable properties in your neighborhood

Albany County Assessor Contact

Albany County Real Property Tax Service Agency

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

Online Portal: https://www.albanyny.gov/2483/Grievance-Application (City of Albany only - email filing)

Tax Exemptions in Albany County

Basic STAR (School Tax Relief)

Exempts first $30,000 of assessed value; actual savings vary by school district (typically $1,100-$1,800 annually)

Reduces school tax burden for owner-occupied primary residences. Available only to homeowners who received STAR exemption before 2016 (new homeowners receive STAR as a credit/check instead).

Eligibility: Owner-occupied primary residence with combined household income under $250,000 (for exemption format) or $500,000 (for credit format)Deadline: March 1 (taxable status date) - file with local assessor

Enhanced STAR (Senior Citizens)

Exempts first $66,800 of assessed value; actual savings vary by school district (typically $3,000-$4,000+ annually when combined with senior exemptions)

Increased STAR benefit for eligible senior citizens age 65 and older, providing substantially larger school tax savings than Basic STAR.

Eligibility: At least one owner age 65+ by December 31 of the exemption year; combined income of all owners and resident spouses must be $110,750 or less (2026 limit using 2024 AGI minus taxable IRA distributions); property must be primary residenceDeadline: March 1 annually - apply with local assessor using Form RP-425-IVP for first-time Enhanced STAR enrollment

Alternative Veterans Exemption

15% reduction in assessed value for wartime veterans; additional 10% for combat zone service or expeditionary medal recipients; additional exemption equal to 50% of disability rating for service-connected disabilities (e.g., 50% disabled = additional 25% exemption). Subject to maximum dollar limits set by each municipality.

Partial exemption from real property taxation for residential property of veterans who served during designated wartime periods or received expeditionary medals.

Eligibility: Veteran who served on active duty during wartime and received honorable discharge; spouse or unremarried surviving spouse; Gold Star parents; must be primary residence; must choose between Alternative Veterans and Eligible Funds exemption (cannot receive both)Deadline: March 1 - file Form RP-458-a with local assessor

Cold War Veterans Exemption

10% or 15% reduction in assessed value (as adopted by municipality); additional exemption for service-connected disability equal to 50% of disability rating; subject to maximum dollar limits set by each municipality

Property tax exemption for veterans who served during the Cold War period (September 2, 1945 to December 26, 1991) and were discharged under honorable conditions.

Eligibility: Veteran who served during Cold War period with honorable discharge; property must be primary residence; check with assessor to confirm your municipality offers this exemptionDeadline: March 1 - confirm with local assessor

Senior Citizens Exemption (SCHE)

Up to 50% reduction in assessed value based on sliding income scale; can be combined with Enhanced STAR for maximum savings

Reduces assessed value for senior citizens who meet age and income requirements, providing relief on county, town, village, and school taxes (separate from STAR).

Eligibility: At least one owner age 65+; combined income of all owners and spouses who reside on property must meet income limits (varies by municipality); property must be primary residenceDeadline: March 1 annually - file with local assessor

Persons with Disabilities Exemption

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

Provides property tax reduction for persons with disabilities who meet limited income requirements and have certification from Social Security Administration.

Eligibility: Must have Notice of Award from Social Security Administration certifying eligibility for Social Security Disability Insurance; meet income requirements; own and occupy property as primary residence; all owners must be disabled unless married couple or siblingsDeadline: March 1 annually - file with local assessor

Albany County Grievance Packet · $49

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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 Albany County for 2026 is the fourth Tuesday in May for most municipalities. For the City of Albany, Grievance Day is May 26, 2026, while most towns observe May 27, 2026. However, some municipalities that share an assessor may adopt different dates between the fourth Tuesday in May and the second Tuesday in June. It is critical to confirm the exact deadline with your local assessor's office because 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 entire tax year, which could cost you hundreds or thousands of dollars annually if your property is over-assessed.

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. In the City of Albany, you can submit your grievance by email to assessmentprotest@albanyny.gov (include your property address and tax map number in the subject line), by mail, or in person at Room 302 in City Hall. Other municipalities typically accept mail or in-person submissions. You should include supporting documentation such as comparable sales from the past 12 months, photographs of your property, and any appraisal reports. Remember that your grievance must be received, not just postmarked, by the deadline, so certified mail is recommended if mailing.

What exemptions can reduce my Albany County property taxes?

Albany County homeowners can qualify for several valuable exemptions that significantly reduce property tax bills. The STAR program (School Tax Relief) is the most common, with Basic STAR exempting the first $30,000 of assessed value and Enhanced STAR for seniors age 65+ exempting $66,800, typically saving $1,100-$4,000+ annually depending on your school district. The Senior Citizens Exemption (SCHE) can reduce your assessed value by up to 50% based on income, and it can be combined with Enhanced STAR for maximum savings. Veterans who served during wartime qualify for the Alternative Veterans Exemption, which provides a 15-25% reduction (more with disability ratings). The Cold War Veterans Exemption and Persons with Disabilities Exemption are also available. Most exemptions have a March 1 application deadline, so contact your local assessor's office promptly to apply and ensure you're receiving all benefits for which you qualify.

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

At a Board of Assessment Review hearing in Albany County, you will present your case to a panel of 3-5 appointed residents who have knowledge of property valuation. The hearing typically occurs within 21 days after Grievance Day. You have the right to attend and present statements and documentation supporting your requested assessment reduction, such as comparable sales, photographs, and repair estimates. The local assessor will also attend and may respond to your complaint or provide their rationale for the current assessment. Board members may ask you questions about your property, its condition, and your evidence. After reviewing all evidence and hearing from both sides, the board will issue a written determination explaining their decision to approve, deny, or partially approve your grievance. If approved, your reduced assessment will appear on the final assessment roll filed on July 1, lowering your tax bill for that year.

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 can be substantial and ongoing. With the county's effective tax rate of approximately 1.89%, every $10,000 reduction in your assessed value saves you about $189 per year in property taxes. For example, if your home is over-assessed by just 10% on the median Albany County home value of $277,400, you're overpaying approximately $525 annually. Over a ten-year period, that's $5,250 in excess taxes paid. If you successfully grieve and reduce your assessment from $277,400 to $249,660 (a 10% reduction), you would save that $525 every single year going forward until the next reassessment. Larger over-assessments can result in savings of $1,000-$3,000 or more annually. Because assessment reductions carry forward to future years, the cumulative savings over time make the grievance process well worth the effort for Albany County homeowners.

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

To file a strong property tax grievance in Albany County, you need concrete evidence demonstrating that your assessed value exceeds your property's actual market value or that you're assessed unequally compared to similar properties. The most compelling evidence is comparable sales data, recent sales (within the past 12 months) of similar properties in your municipality that sold for less than your assessed value. You can access this information through the Albany County Real Property Tax Service Agency website or your local assessor's office. Photographs documenting property condition issues, needed repairs, or features that negatively impact value strengthen your case. Contractor estimates or repair quotes for significant defects (roof damage, foundation issues, outdated systems) provide dollar amounts to support your claim. A recent professional appraisal, if available, carries significant weight. Finally, documentation showing assessed values of comparable neighboring properties can demonstrate unequal assessment if similar homes are assessed lower than yours.

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

Yes, if the Board of Assessment Review denies your grievance or you're dissatisfied with their decision in Albany County, you have two judicial review options. 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 specifically designed for homeowners. SCAR has a $30 filing fee and must be filed within 30 days of the final assessment roll being filed (typically by late July). SCAR hearings are less technical than formal court proceedings and don't require an attorney, though you can hire one if desired. Alternatively, you can file an Article 7 tax certiorari proceeding in New York State Supreme Court, which is a more formal legal process that typically requires hiring an attorney and involves higher costs. Both options provide an independent review of your assessment beyond the local Board of Assessment Review, giving you additional opportunities to secure a fair assessment and lower your property taxes.

When will I receive my assessment notice in Albany County?

In Albany County, assessment notices are typically mailed in the spring, usually by mid-May. The tentative assessment roll must be filed by May 1 each year, and notices generally reach homeowners' mailboxes shortly thereafter. Your assessment notice will show both your property's market value and assessed value (which are the same in Albany County since properties are assessed at 100% of market value), along with an estimate of your property tax bill. This notice is crucial because it gives you the information needed to determine whether you should file a grievance. Upon receiving your assessment notice, you should immediately compare your assessed value to recent sales of comparable properties in your neighborhood and review the property characteristics listed to ensure accuracy. Since Grievance Day falls on the fourth Tuesday in May (May 26-27, 2026 for most Albany County municipalities), you'll have only a short window, typically 2-4 weeks, to prepare and file your grievance after receiving your notice, so it's important to act quickly if you believe your assessment is too high.

Official Resources

Albany County Real Property Tax Service Agency →

Official Albany County website with assessment rolls, exemption information, and links to local assessor offices.

New York State Form RP-524 (Grievance Form) →

Official fillable PDF of Form RP-524 Complaint on Real Property Assessment from NYS Department of Taxation and Finance.

City of Albany Assessment & Grievance Information →

City of Albany's official assessment and grievance page with deadline information, forms, and online filing instructions.

NYS Property Tax Exemptions Information →

New York State Department of Taxation and Finance guide to all property tax exemptions including STAR, veterans, senior, and disability exemptions with application forms.

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 →

More New York Counties

Bronx County (Bronx)Dutchess County (Poughkeepsie)Erie County (Buffalo)Genesee County (Batavia)Kings County (Brooklyn)Lewis County (Lowville)

← All New York property tax grievance info

Sources: https://www.albanyny.gov/2481/Grievances | https://www.albanycountyny.gov/departments/management-and-budget/real-property-tax-service-agency | https://www.tax-rates.org/new_york/albany_county_property_tax | https://www.tax.ny.gov/pit/property/exemption/vetexempt.htm | https://www.tax.ny.gov/pit/property/star/eligibility.htm

Last verified: 2026-07-24