AppealDesk

Onondaga County Property Tax Grievance, New York

Travis BunnTravis Bunn·Updated July 24, 2026

Onondaga County is located in Central New York with Syracuse serving as the county seat and largest city. The county has an estimated population of approximately 471,000 residents as of 2026. With a median home value of $185,300 and an effective property tax rate of 2.59%, Onondaga County homeowners face significantly higher tax burdens than the national average. Property tax grievances are particularly important here because the county's effective rate is nearly three times the national average of 0.91%, and the median annual property tax bill of $4,805 is $2,405 above the national median of $2,400.

Notable cities: Syracuse, North Syracuse, East Syracuse, Liverpool, Baldwinsville, Fayetteville

Median Home

$185,300

Tax Rate

2.59%

Annual Tax

$4,805

Population

471,000

On the typical Onondaga County home, valued near $185,300 at the county’s effective tax rate of 2.59%, 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: May 26, 2026 (Fourth Tuesday in May)

Grievance Day in Onondaga County is held annually on the fourth Tuesday in May per New York Real Property Tax Law §512. For 2026, this falls on May 26, 2026. Your grievance form (RP-524) must be received by the assessor or Board of Assessment Review by this date, postmarks do not count. Some municipalities within the county may have alternate dates, so confirm with your local assessor.

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Row of classic New York brownstones. Onondaga County grievance guide.

How Onondaga County Assesses Property

100%of market value

Assessed by: Municipal town and city assessors coordinate with Onondaga County Real Property Tax Services

Assessment cycle: annual

Notices typically mailed: Spring (typically mid-May)

Onondaga County assesses properties at 100% of market value, meaning your assessed value should equal the full market value of your home. For example, if your home's market value is $185,300 (the county median), at the 100% assessment ratio your assessed value would be $185,300, resulting in approximately $4,799 in annual taxes at the county's effective rate of 2.59%. If you believe your assessed value exceeds the true market value, you should file a grievance to potentially reduce your tax burden.

The Grievance Process

Appeals are heard by the Board of Assessment Review. The Board of Assessment Review typically consists of 3-5 appointed members from your community. Hearings are informal and non-adversarial. You will have the opportunity to present evidence and testimony, and the assessor will defend the current assessment. The BAR can only reduce assessments, not increase them.

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Step 1: Obtain your property assessment notice (mailed in spring, typically by mid-May) and compare your assessed value to recent comparable sales in your neighborhood.

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Step 2: Gather evidence to support your claim that your property is overassessed, including recent comparable sales (from the past 6-12 months), photographs showing property condition or defects, repair estimates for any damage, and your own appraisal if available.

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Step 3: Complete Form RP-524 (Complaint on Real Property Assessment), available at tax.ny.gov. Include all property identification information, your contact details, the assessment you believe is correct, and the basis for your complaint.

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Step 4: File Form RP-524 with your town or city assessor or the Board of Assessment Review on or before Grievance Day (May 26, 2026 for most Onondaga County municipalities). The form must be received by this date, postmarks do not count.

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Step 5: Before the formal hearing, you may request an informal review with your local assessor to discuss your assessment. Many disputes are resolved at this stage through a stipulated agreement (Part Six of Form RP-524).

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Step 6: If no informal resolution is reached, attend the formal hearing before the Board of Assessment Review (BAR). Present your evidence and testimony. The assessor will also be present to defend the assessment.

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Step 7: The BAR will issue a decision either at the hearing or by mail. If the BAR grants a reduction, your new assessment will appear on the final assessment roll (typically filed by July 1).

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Step 8: If you disagree with the BAR decision, you may file a Small Claims Assessment Review (SCAR) petition under RPTL §730 for residential properties (1-3 family homes), or an Article 7 proceeding in New York State Supreme Court for other properties, within 30 days of the filing of the final assessment roll.

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

Filing Methods

mail:Mail completed Form RP-524 to your town or city assessor. Must be received (not just postmarked) by Grievance Day.
in-person:Deliver Form RP-524 in person to your local town or city assessor's office or to the Board of Assessment Review on Grievance Day.
online:Contact your local assessor to determine if electronic filing is available in your municipality.

Evidence to Bring

Recent comparable sales (similar properties sold within the past 6-12 months in your area)Professional appraisal report (if available)Photographs showing property condition, defects, or damageRepair estimates or contractor invoices for needed repairsDocumentation of property characteristics (square footage, lot size, building condition)MLS listings or real estate listings showing market conditions

Onondaga County Assessor Contact

Onondaga County Real Property Tax Services

Phone: (315) 435-2426

Address: 421 Montgomery Street, 15th Floor, John H. Mulroy Civic Center, Syracuse, NY 13202

Website: https://onondaga.gov/rpts/

Online Portal: https://ocfintax.ongov.net/Imate/

Hours: Monday-Friday, 8:00 AM - 4:00 PM

Tax Exemptions in Onondaga County

Basic STAR (School Tax Relief)

$30,000 reduction in assessed value for school taxes

Reduces school tax liability for primary residences

Eligibility: All homeowners with household income under $500,000 (for credit) or $250,000 (for exemption). Must be primary residence. New applicants receive STAR as a credit (check from state) rather than exemption.Deadline: Register at tax.ny.gov/star

Enhanced STAR

Approximately $81,400 reduction in assessed value for school taxes (varies by school district)

Increased school tax relief for senior citizens

Eligibility: At least one owner must be age 65+ by December 31, 2026. Combined household income must be $110,750 or less (based on 2024 tax returns). Must be primary residence. As of 2026, seniors with Basic STAR are automatically upgraded to Enhanced STAR when eligible, no application needed.Deadline: March 1 for new applicants or updates; automatic upgrade for existing Basic STAR recipients starting in 2026

Senior Citizens Exemption (RPTL §467)

Up to 50% reduction in assessed value for qualifying low-income seniors (percentage varies by income level)

Reduces assessed value for county, town, and school taxes

Eligibility: Age 65+ by December 31 of the tax year. Income limit approximately $58,399 or less (varies by municipality, Onondaga County must adopt this exemption). Must be primary residence. This is separate from STAR and requires a separate application.Deadline: March 1 annually (varies by municipality, check with your local assessor)

Veterans Exemption (Alternative Veterans)

15% of assessed value (up to $12,000) for wartime veterans; additional 10% (up to $8,000) for combat zone veterans; additional amounts for disabled veterans up to $40,000 total depending on disability rating

Reduces assessed value for qualifying veterans

Eligibility: Veterans who served during wartime periods. Must have received honorable discharge. Surviving spouses may also qualify. The municipality must have adopted this exemption.Deadline: March 1 for initial application

Cold War Veterans Exemption

15% reduction of assessed value for up to 10 years

Tax exemption for veterans who served during the Cold War era

Eligibility: Veterans who served on active duty during the Cold War period (September 2, 1945 - December 26, 1991) and were discharged under honorable conditions. Must be adopted by the municipality.Deadline: March 1 for initial application

Persons with Disabilities Exemption

Varies by municipality; typically up to 50% reduction in assessed value based on income limits

Reduces assessed value for homeowners with disabilities

Eligibility: Must be unable to engage in substantial gainful employment due to physical or mental impairment. Income limits apply (similar to senior exemption thresholds). Must be adopted by the municipality.Deadline: March 1 annually

Onondaga County Grievance Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to file a property tax grievance in Onondaga County for 2026?
The grievance deadline for most Onondaga County municipalities is May 26, 2026, which is the fourth Tuesday in May. This date is known as Grievance Day and is established by New York Real Property Tax Law §512. Your Form RP-524 must be received (not just postmarked) by your local assessor or the Board of Assessment Review by this date. Some municipalities may have adopted alternate dates, so it's important to confirm the exact date with your town or city assessor's office. The City of Syracuse may have a different date, so Syracuse residents should call (315) 448-8310 to confirm.
How do I file a property tax grievance in Onondaga County?
To file a property tax grievance in Onondaga County, you must complete Form RP-524 (Complaint on Real Property Assessment), which is available for free at tax.ny.gov or from your local assessor's office. The form requires information about your property, the assessed value you believe is correct, and the basis for your complaint. You must file this form with your town or city assessor or the Board of Assessment Review by Grievance Day (May 26, 2026 for most municipalities). You can file by mail or in person; if mailing, the form must be received, not just postmarked, by the deadline. Some municipalities may offer electronic filing, so check with your local assessor. There is no filing fee to grieve your assessment, and you do not need to hire an attorney.
What is the property tax rate in Onondaga County?
Onondaga County has an effective property tax rate of 2.59%, which means homeowners pay approximately $2.59 in property taxes for every $100 of home value annually. This rate is significantly higher than both the New York state median of 1.60% and the national average of 0.91%. The median annual property tax bill in Onondaga County is $4,805 based on a median home value of $185,300. However, actual tax rates vary considerably within the county depending on your municipality and school district. For example, within Syracuse, effective tax rates range from 2.35% in some ZIP codes to 3.85% in others due to different school district levies and assessment practices.
What evidence do I need for a successful property tax grievance in Onondaga County?
The most important evidence for a property tax grievance in Onondaga County is recent comparable sales data showing that similar properties in your neighborhood sold for less than your assessed value. Focus on sales from the past 6-12 months of homes similar in size, age, condition, and location. You should also provide photographs documenting your property's condition, any defects or needed repairs, and features that may negatively impact value. Written repair estimates from contractors for significant issues can strengthen your case. If available, include a professional appraisal report. Documentation of property characteristics such as accurate square footage, lot size, and building age is also helpful. The Board of Assessment Review weighs comparable sales most heavily, so prioritize finding at least 3-5 truly comparable properties that support your claim of overassessment.
What happens after I file a property tax grievance in Onondaga County?
After you file Form RP-524 by Grievance Day, the Board of Assessment Review (BAR) will schedule a hearing, typically held in late May or June. Before the formal hearing, you may request an informal review with your local assessor to discuss your evidence. Many cases are resolved at this informal stage through a stipulated agreement. If you proceed to the formal hearing, both you and the assessor will present evidence to the BAR, which consists of 3-5 appointed community members. The BAR will issue a decision either at the hearing or by mail afterward. If they grant a reduction, your new assessed value will appear on the final assessment roll, which is typically filed by July 1. Your property tax bills for the upcoming year will reflect the reduced assessment. If you disagree with the BAR's decision, you can file a Small Claims Assessment Review (SCAR) petition or an Article 7 proceeding within 30 days of the final roll being filed.
Can I grieve my property taxes in Onondaga County if I disagree with my school tax bill?
Yes, you can grieve your property taxes if you believe your property is overassessed, which affects all your tax bills including school taxes. However, it's important to understand that a property tax grievance challenges your property's assessed value, not the tax rate itself. School taxes often make up the largest portion of your total property tax bill in Onondaga County. If the Board of Assessment Review reduces your assessed value, your school tax bill will decrease proportionally along with your county and town taxes. You file a single Form RP-524 grievance that covers all taxing jurisdictions. Note that school tax bills are typically mailed in late August or early September, while the grievance deadline is in May, so you're actually grieving the assessment that will be used for the upcoming tax year.
What is the Enhanced STAR exemption worth in Onondaga County?
The Enhanced STAR exemption in Onondaga County provides approximately $81,400 in school tax assessment reduction for qualifying seniors age 65 and older with household income of $110,750 or less (based on 2024 tax returns). The actual dollar savings varies by school district because different districts have different tax rates, but typical annual savings range from $800 to over $1,200 compared to the Basic STAR exemption. For example, if your school district has a tax rate of 2.0%, the Enhanced STAR exemption would save you approximately $1,628 per year compared to not having any STAR benefit. Starting in 2026, if you already receive the Basic STAR exemption, you will automatically be upgraded to Enhanced STAR when you turn 65, you no longer need to file a separate application with your assessor. Register at tax.ny.gov/star or call 518-457-2036 for more information.
How much can I save by grieving my property taxes in Onondaga County?
The amount you can save by grieving your property taxes in Onondaga County depends on how much your assessed value is reduced. With an effective property tax rate of 2.59%, every $10,000 reduction in assessed value saves you approximately $259 per year in property taxes. For example, if your home is assessed at $200,000 but you successfully prove it should be assessed at $175,000 (a $25,000 reduction), you would save approximately $648 annually. Over a 10-year period, assuming your assessment stays reduced, that's $6,480 in cumulative savings. Given that Onondaga County has one of the highest property tax rates in New York, even modest reductions in assessed value can result in significant ongoing savings. If you believe your property is overassessed by even 5-10%, filing a grievance is worthwhile given there is no filing fee and you can represent yourself without hiring an attorney.

Official Resources

Onondaga County Real Property Tax Services →

Official county website for property tax information, assessment rolls, and tax maps.

Onondaga County Property Assessment Search (Image Mate Online) →

Search your property assessment, view tax history, and access property records online.

New York State Property Tax Grievance Guide →

Official state guidance on contesting your property assessment, including Form RP-524 and instructions.

Form RP-524 Download →

Download the official Complaint on Real Property Assessment form required to file a grievance.

New York STAR Program Registration →

Register for STAR school tax relief benefits and learn about Basic and Enhanced STAR exemptions.

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://onondaga.gov/rpts/ | https://www.tax.ny.gov/pit/property/contest/contestingassessment.htm | https://propertytaxrates.org/counties/new-york/onondaga-county/ | https://www.ownwell.com/trends/new-york/onondaga-county | https://nickelcitybuyers.com/grievance-day-new-york-state-2026/ | https://www.211cny.com/resource/onondaga-county-office-of-real-property-tax-services/

Last verified: 2026-07-24