Onondaga County Property Tax Grievance — New York

Rob Hartley·Updated March 5, 2026

Onondaga County is located in Central New York with Syracuse as its county seat and largest city. As of the 2020 census, the county had a population of 476,516. The median home value in Onondaga County is approximately $152,577, with an effective property tax rate of 3.38%, significantly higher than the national median of 1.02%. The median annual property tax bill is $5,213, which is $2,813 higher than the national median of $2,400. This places Onondaga County among the top 25% of counties nationwide for property tax burden, making property tax grievances particularly important for homeowners seeking relief from high assessments.

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

Median Home

$152,577

Tax Rate

3.38%

Annual Tax

$5,213

Population

476,516

2026 Grievance Deadline: Fourth Tuesday in May (May 27, 2026 for the 2026 tax year)

Grievance Day in Onondaga County typically falls on the fourth Tuesday in May each year. For 2026, this would be May 27, 2026. However, property owners should confirm the exact date with their local town assessor, as some municipalities may have adopted alternate grievance days. The RP-524 grievance form must be received by the assessor or Board of Assessment Review no later than Grievance Day.

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

How Onondaga County Assesses Property

100%of market value

Assessed by: Onondaga County Real Property Tax Services / Local Town Assessors

Assessment cycle: annual

Notices typically mailed: April-May (typically by mid-May)

In Onondaga County, most towns assess property at 100% of market value, meaning your assessed value equals the property's fair market value. For example, if your home's market value is $152,577 (the county median), at Onondaga County's 100% assessment ratio your assessed value would be $152,577, resulting in approximately $5,156 in annual taxes at the county's effective rate of 3.38%. Some towns within Onondaga County maintain lower equalization rates, but many including DeWitt have maintained the State's 100% equalization rate goal since 1996.

The Grievance Process

Appeals are heard by the Board of Assessment Review. The Board of Assessment Review consists of 3-5 members appointed by your town board. You have the right to attend the hearing and present evidence supporting your grievance, including comparable sales, photographs, or appraisal reports. The assessor will also attend and has the right to present information supporting the assessment.

Step 1: Review your assessment notice when it arrives in April or May. Check the assessed value against recent comparable sales in your neighborhood using the Onondaga County Image Mate Online system at https://ocfintax.ongov.net/imate/index.aspx.

Step 2: Schedule an informal review with your town assessor before Grievance Day (typically mid-May). This optional step allows you to discuss your concerns and potentially reach a stipulated agreement without a formal hearing.

Step 3: If the informal review does not resolve your concerns, complete Form RP-524 (Complaint on Real Property Assessment). Include your property information, current assessment, proposed assessment, and supporting evidence such as comparable sales data, recent appraisals, or photos showing property condition.

Step 4: File Form RP-524 with your town's Board of Assessment Review by Grievance Day (fourth Tuesday in May, typically May 27, 2026). You can file by mail (must be received by deadline), in person, or online if your town offers that option.

Step 5: Attend the Board of Assessment Review hearing if you wish to present your case in person. You may appear with or without an attorney. The Board will review your evidence and the assessor's response.

Step 6: Receive the Board's written determination, which will include the reasons for their decision. If you disagree with the Board's decision, you have 30 days from the Final Roll Date to file for judicial review via Small Claims Assessment Review (SCAR) for residential properties valued under certain limits.

Step 7: If SCAR is not available or you remain unsatisfied, you may file an Article 7 tax certiorari proceeding in New York State Supreme Court within the statutory window. Consult with a property tax attorney for this step.

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

Filing Methods

mail:Mail completed RP-524 form to your town's Board of Assessment Review or Assessor's Office. Must be received (not postmarked) by Grievance Day.

in-person:Submit Form RP-524 to your local town assessor's office or Board of Assessment Review. Check with your town assessor for specific office hours and location.

online:Some Onondaga County towns may accept online submissions. Contact your local town assessor to determine if online filing is available. Property information can be viewed at https://ocfintax.ongov.net/imate/index.aspx

Evidence to Bring

Recent comparable sales of similar properties in your neighborhoodProfessional appraisal report (if available)Photographs documenting property condition or defectsRepair estimates for structural issues or needed improvementsDocumentation of assessment inequities compared to similar propertiesRecent purchase price if you bought the property within the past year

Onondaga County Assessor Contact

Onondaga County Office of Real Property Tax Services

Phone: 315-435-2426

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

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

Online Portal: https://ocfintax.ongov.net/imate/index.aspx

Hours: Monday-Friday, 8:30 AM - 4:30 PM

Tax Exemptions in Onondaga County

Basic STAR (School Tax Relief)

Based on first $30,000 of full value

Provides property tax relief on school district taxes for primary residences. New homeowners receive this as a credit check, while those who had the exemption since 2015 continue to receive it as a reduction on their school tax bill.

Eligibility: Must own and occupy the home as your primary residence. Combined income of all owners and spouses must be $500,000 or less (for STAR credit) or $250,000 or less (for STAR exemption).Deadline: Register online with NYS Tax Department at www.tax.ny.gov/star/ - no specific deadline but apply as soon as possible after purchasing

Enhanced STAR

Based on first $88,500 of full value for 2026-2027 school year

Provides increased property tax relief on school district taxes for senior citizens aged 65 and older. For 2026, the income limit has been increased and the application process simplified for existing Basic STAR recipients.

Eligibility: At least one owner must be 65 years of age or older by December 31, 2026. Combined income of all owners and resident spouses must be $110,750 or less (based on 2024 income).Deadline: Starting in 2026, Basic STAR recipients who turn 65 are automatically upgraded by NYS - no application required to assessor

Senior Citizens Exemption (RP-467)

Up to 50% reduction in assessed value on sliding scale

Reduces the taxable assessment of a senior's home by as much as 50% for county, town, and village taxes. This is separate from the STAR program and income limits vary by municipality.

Eligibility: Must be 65 years or older and meet local income limitations (typically up to $58,399.99 annual income in many Onondaga County towns). Property must be primary residence.Deadline: March 1st annually

Alternative Veterans Exemption (RP-458-a)

Basic 15% exemption for wartime service, additional 10% for combat zone service, plus additional exemption equal to one-half of service-connected disability rating. Maximum amounts vary by local option: standard maximums are $12,000, $8,000, and $40,000 respectively, but can be increased up to $36,000, $24,000, and $120,000.

Provides property tax exemption for qualifying veterans who served during wartime or received an expeditionary medal. Applies to county, town, and village taxes, and to school taxes in districts that opt in.

Eligibility: Must be a veteran who served during a designated period of war or received an expeditionary medal, with honorable discharge. Property must be primary residence used exclusively for residential purposes.Deadline: March 1st annually for initial application

Cold War Veterans Exemption (RP-458-b)

Varies by local option - similar structure to Alternative Veterans Exemption

Provides property tax exemption for veterans who served during the Cold War period (September 2, 1945 to December 26, 1991). Counties, towns, villages, and school districts have the option to offer this exemption.

Eligibility: Must be a veteran who served during the Cold War period with honorable discharge. Property must be primary residence.Deadline: March 1st annually

Persons with Disabilities Exemption (RP-459-C)

Reduction based on sliding income scale (typically $50,000 to $58,399.99 range)

Provides partial tax exemption for persons with disabilities who have limited income. Reduces the taxable assessment on a sliding scale basis.

Eligibility: Must have documented evidence of disability (SSDI, SSI certification, or other qualifying documentation) and meet income limitations. Property must be primary residence. Annual renewal required.Deadline: March 1st annually

Volunteer Firefighters/Ambulance Workers Exemption (RP-466-A)

Up to 10% of assessed value

Provides tax exemption for active volunteer firefighters and ambulance workers in municipalities that have adopted this exemption.

Eligibility: Must be an active volunteer firefighter or ambulance worker meeting service requirements. Must be certified by the authority having jurisdiction. Property must be primary residence.Deadline: March 1st annually

Official Resources

Onondaga County Real Property Tax Services Official Website →

Official county website with assessment information, tax rates, exemption applications, and contact information for property tax matters.

Onondaga County Image Mate Online - Property Search Tool →

Search and view property assessment data, tax maps, and photographic images of properties throughout Onondaga County.

New York State Department of Taxation and Finance - Property Tax Grievance Information →

Official New York State resource for contesting your property assessment, including Form RP-524, instructions, and grievance procedures.

New York State STAR Program Resource Center →

Register for STAR benefits, check eligibility, view savings amounts by school district, and manage your STAR registration online.

Check Your Onondaga County Assessment

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

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Frequently Asked Questions

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

The deadline to file a property tax grievance in Onondaga County is Grievance Day, which typically falls on the fourth Tuesday in May. For 2026, this would be May 27, 2026. You must file Form RP-524 (Complaint on Real Property Assessment) with your local town's Board of Assessment Review by this date. If you mail the form, it must be received (not just postmarked) by Grievance Day. It's recommended to contact your specific town assessor to confirm the exact grievance day, as some municipalities may have adopted alternate dates. Missing this deadline means you lose the opportunity to challenge your assessment for that tax year.

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), available at www.tax.ny.gov or from your local town assessor's office. The form requires information about your property, the current assessment, your proposed assessment, and the reasons you believe your property is over-assessed. You can file the completed form by mail, in person, or potentially online depending on your town. Before filing a formal grievance, it's advisable to schedule an informal review with your town assessor to discuss your concerns—you may be able to reach a stipulated agreement without going through the formal Board of Assessment Review hearing process. Supporting evidence such as comparable sales, recent appraisals, or photos should be included with your filing.

What is the homestead exemption worth in Onondaga County?

Onondaga County offers several exemptions, but the most widely used 'homestead' exemption is the STAR (School Tax Relief) program. The Basic STAR exemption provides relief based on the first $30,000 of a home's full value, applying only to school district taxes. For seniors 65 and older, the Enhanced STAR exemption for the 2026-2027 school year is based on the first $88,500 of full value, with an income limit of $110,750 (based on 2024 income). The actual dollar savings varies depending on your school district's tax rate. Additionally, qualifying seniors can apply for the Senior Citizens Exemption (RP-467), which can reduce the taxable assessment by up to 50% for county, town, and village taxes if household income is $58,399.99 or less. These exemptions can be combined for significant savings.

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

At a Board of Assessment Review (BAR) hearing in Onondaga County, you will have the opportunity to present your case for why your property assessment should be reduced. The BAR consists of 3-5 members appointed by your town board who are independent from the assessor's office. During the hearing, you can present evidence such as comparable sales data, photographs of your property, professional appraisals, or repair estimates. The town assessor is required to attend the hearing and will present information supporting the current assessment. You may appear personally or with an attorney or other representative. After reviewing all evidence and testimony, the BAR will issue a written determination explaining their decision. If you're dissatisfied with the outcome, you have 30 days from the Final Roll Date to pursue judicial review through Small Claims Assessment Review (SCAR) or tax certiorari proceedings.

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

The amount you can save by filing a successful property tax grievance in Onondaga County depends on how much your assessment is reduced and your local tax rates. With Onondaga County's effective tax rate of 3.38%, every $10,000 reduction in assessed value would save approximately $338 annually in property taxes. For example, if your home is assessed at $180,000 but comparable sales support a market value of $160,000, a successful $20,000 assessment reduction could save you about $676 per year. The savings are even more significant for over-assessed properties in higher-tax municipalities within the county. According to national statistics, approximately 25% of homes are over-assessed, with overcharged homeowners paying an average of $1,346 too much annually. There is no risk of your taxes increasing by filing a grievance in New York State, making it worthwhile to challenge potentially inflated assessments.

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

To successfully grieve your property taxes in Onondaga County, you should gather strong supporting evidence demonstrating your property is over-assessed compared to its fair market value. The most persuasive evidence includes recent sales of comparable properties (similar size, age, condition, and location) that sold for less than your assessed value. You can research comparable sales using the Onondaga County Image Mate Online system at https://ocfintax.ongov.net/imate/index.aspx. Other valuable evidence includes a professional appraisal report, photographs showing property defects or needed repairs, contractor estimates for structural issues, and documentation showing your property is assessed higher than similar properties in your neighborhood. If you recently purchased your home for less than the assessed value, your purchase contract and closing documents are strong evidence. The key is to demonstrate with factual data that your property's market value as of the valuation date (July 1 of the prior year in most municipalities) is less than the assessor's determination.

Can I grieve my Onondaga County property taxes if I just received my assessment notice?

Yes, you can absolutely grieve your property taxes after receiving your assessment notice in Onondaga County. Assessment notices are typically mailed in April or May, and Grievance Day falls on the fourth Tuesday in May (May 27, 2026 for the 2026 tax year). This means you generally have a few weeks to review your assessment, gather evidence, and file your grievance. Upon receiving your notice, immediately compare your assessed value to recent sales of comparable properties and your own purchase price if you bought recently. Consider scheduling an informal review with your town assessor first—many assessment issues can be resolved through this informal discussion. If you remain unsatisfied after the informal review, file Form RP-524 by Grievance Day. Even if you didn't receive a notice or your assessment didn't change, you can still file a grievance if you believe your property is over-assessed based on current market conditions.

What is the difference between market value and assessed value in Onondaga County?

In Onondaga County, most towns assess properties at 100% of market value, meaning your assessed value should equal the fair market value of your property. Market value is the price a willing buyer would pay a willing seller in an open market—essentially what your home would sell for under normal conditions. However, not all towns in Onondaga County maintain this 100% equalization rate; some towns have equalization rates as low as 3.5%, which means their assessed values are only a fraction of market value. You can verify your town's equalization rate on your assessment notice or by contacting your local assessor. In towns with 100% assessment like DeWitt, if your home's market value is $200,000, your assessed value should also be $200,000. Your actual property tax bill is calculated by multiplying your assessed value by the combined tax rates for county, town, school district, and any special districts. Understanding this relationship is crucial when grieving your assessment—you must show your property's market value is less than the assessor's determination.

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/contestasmt.htm | https://www.ownwell.com/trends/new-york/onondaga-county | https://smartasset.com/taxes/new-york-property-tax-calculator | https://www.dewittny.gov/news_detail_T10_R194.php

Last verified: 2026-03-05