Orange County Property Tax Grievance, New York

Travis Bunn·Updated July 24, 2026

Orange County, located in the Hudson Valley region of southeastern New York, has a population of approximately 401,310 with Goshen serving as the county seat. The county has one of the highest property tax burdens in the nation, with a median annual tax bill of $8,463, more than triple the national median of $2,400. Orange County's effective tax rate of 2.34% significantly exceeds both the New York state average of 1.76% and the national median of 1.02%, making property tax grievances particularly critical for homeowners seeking relief from overassessments. Major population centers include Newburgh (31,524 residents), Middletown (28,023), and Port Jervis, with the county serving as a more affordable commuter alternative to Westchester County.

Notable cities: Newburgh, Middletown, Port Jervis, Monroe, Goshen

Median Home

$361,100

Tax Rate

2.34%

Annual Tax

$8,463

Population

401,310

On the typical Orange County home, valued near $361,100 at the county’s effective tax rate of 2.34%, 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)

Orange County's Grievance Day falls on the fourth Tuesday in May each year. For 2026, this is May 26. Grievances must be received by the Board of Assessment Review or town assessor by this date, postmarks do not count. The form must be physically received in the office by the deadline. Some villages that assess separately may have different grievance dates, so confirm with your local assessor.

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How Orange County Assesses Property

100%of market value

Assessed by: Orange County Real Property Tax Services Agency and local town/city assessors

Assessment cycle: annual

Notices typically mailed: early May

New York assesses residential property at 100% of market value, meaning your assessed value should equal your home's full market value. In Orange County, the tentative assessment roll is completed by May 1st each year. For example, if your home's market value is $361,100 (the county median), at New York's 100% assessment ratio your assessed value would be $361,100, resulting in approximately $8,463 in annual taxes at the county's effective rate of 2.34%. This full-value assessment system means that unlike some states, there is no reduction between market value and assessed value, they should be the same.

The Grievance Process

Appeals are heard by the Board of Assessment Review. The Board of Assessment Review typically consists of three to five members appointed by your local municipality. You have the right to appear personally or with representation to present evidence and testimony. The assessor will also attend and may present opposing evidence. The BAR will issue a written determination with reasons for their decision.

Step 1: Review your tentative assessment when the roll is published in early May. Compare your assessed value to recent comparable sales of similar homes in your neighborhood sold within the past 12 months.

Step 2: Obtain and complete Form RP-524 (Complaint on Real Property Assessment) from your local assessor's office or download it from www.tax.ny.gov. Gather supporting evidence including recent comparable sales, independent appraisals, photographs of property defects, and repair estimates.

Step 3: File Form RP-524 with your local town assessor or Board of Assessment Review on or before Grievance Day (May 26, 2026). Consider scheduling an informal review with the assessor before the formal hearing to potentially resolve the issue without a full hearing.

Step 4: Attend your Board of Assessment Review (BAR) hearing if scheduled, typically held on or shortly after Grievance Day. Present your evidence showing why your assessment is excessive or unequal compared to similar properties. The BAR will review your complaint and issue a written determination typically by July.

Step 5: If dissatisfied with the BAR decision, file a Small Claims Assessment Review (SCAR) petition with the New York State Supreme Court within 30 days of the final assessment roll being filed (typically by July 30). SCAR has a $30 filing fee and is available for owner-occupied residential properties valued under $750,000.

Step 6: Alternatively, for higher-value properties or if SCAR is unsuccessful, you may file an Article 7 tax certiorari proceeding in Orange County Supreme Court within 30 days of the final assessment roll. This judicial review option typically requires an attorney.

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

Filing Methods

mail:Mail completed Form RP-524 to your local town assessor or Board of Assessment Review. Must be received (not postmarked) by Grievance Day.

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

Evidence to Bring

Recent comparable sales (preferably within 12 months)Independent appraisal reportPhotographs showing property condition issues or defectsRepair estimates for needed workProperty condition documentationAssessment data on similar properties in your neighborhood

Orange County Assessor Contact

Orange County Real Property Tax Services Agency

Phone: 845-291-2490

Address: 255 Main Street, Goshen, NY 10924

Website: https://www.orangecountygov.com/584/Real-Property

Hours: Monday - Friday, 9:00 AM - 5:00 PM

Tax Exemptions in Orange County

Basic STAR (School Tax Relief)

$30,000 reduction in assessed value for school taxes

Reduces school district taxable value for owner-occupied primary residences

Eligibility: Available to all owner-occupants with combined household income up to $500,000. Property must be primary residence.Deadline: Register online at tax.ny.gov/star through the STAR Resource Center

Enhanced STAR

$88,500 reduction in assessed value for school taxes (2026-2027 school year)

Increased school tax relief benefit for senior citizens age 65 and older

Eligibility: At least one owner must be 65+ by December 31, 2026. Combined household income must be $110,750 or less (based on 2024 tax return). Must own and occupy as primary residence.Deadline: Register at tax.ny.gov/star. If receiving Basic STAR since 2015, automatic upgrade when turning 65 if income qualifies.

Senior Citizens Homeowners' Exemption (SCHE)

Up to 50% reduction in assessed value for county, town, and school taxes (income-based sliding scale)

Local exemption reducing assessed value for qualifying seniors, separate from STAR

Eligibility: Age 65+ by December 31. Combined household income typically $58,399 or less for full 50% exemption, with partial benefits up to approximately $66,000 (varies by municipality). Must be adopted by local taxing jurisdiction.Deadline: Apply with local assessor; varies by municipality but typically by March 1

Alternative Veterans Exemption (RPTL §458-a)

15% of assessed value for wartime service, plus 10% for combat zone service, plus up to 50% for service-connected disability (subject to locally adopted maximum limits)

Partial property tax exemption for qualifying veterans based on service and disability

Eligibility: Honorably discharged veterans who served during wartime or received expeditionary medals. Must be primary residence. Orange County raised exemption limits to state maximums in 2025.Deadline: File Form RP-458-a with local assessor by March 1 (taxable status date)

100% Disabled Veterans Full Exemption

Full exemption from all property taxes on primary residence

Complete property tax exemption for totally disabled veterans (effective for 2027 assessment roll)

Eligibility: Veterans with 100% service-connected disability rating from VA. Effective October 1, 2026 for the 2027 assessment roll. Applies uniformly across all New York municipalities.Deadline: Apply with local assessor; exact procedures being established for 2027 implementation

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Frequently Asked Questions

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

The grievance deadline in Orange County is the fourth Tuesday in May, which falls on May 26, 2026. You must file Form RP-524 with your local Board of Assessment Review or town assessor on or before this date. It is absolutely critical to understand that the form must be received by the deadline, postmarks do not count. If you mail your grievance, allow sufficient time for delivery to ensure it arrives before the deadline. Missing this deadline means you lose your right to challenge your 2026 assessment and will have to wait until the following year. Some villages that prepare their own assessment rolls may have different grievance dates, so always confirm with your local assessor or municipal clerk to be certain of your specific deadline.

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

To file a property tax grievance in Orange County, you must complete Form RP-524 (Complaint on Real Property Assessment), which is available from your local assessor's office or can be downloaded from www.tax.ny.gov. On the form, you'll need to provide your property information, your opinion of the correct market value, and the reasons you believe your assessment is incorrect or unequal. Gather supporting evidence such as recent comparable sales of similar homes (preferably within the past 12 months), photographs showing property defects, repair estimates, or an independent appraisal. File the completed form with your local town assessor or Board of Assessment Review either by mail or in person, ensuring it is received by May 26, 2026. Orange County does not currently offer online filing for grievances. After filing, you may be scheduled for a hearing before the Board of Assessment Review where you can present your evidence.

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

The potential savings from a successful property tax grievance in Orange County can be substantial given the county's high effective tax rate of 2.34%. If you successfully reduce your assessed value by $50,000, you would save approximately $1,170 annually in property taxes. For a 10% reduction on the median home value of $361,100 (a $36,110 reduction in assessed value), you would save approximately $845 per year. The actual savings depend on how much your assessment is reduced and your property's specific tax rate, which varies by municipality and school district within Orange County. With the median annual property tax bill at $8,463, even a modest 10-15% assessment reduction translates to $846 to $1,269 in annual savings, money that stays in your pocket year after year. Many Orange County homeowners are overassessed without realizing it, making the grievance process a valuable opportunity to ensure you're not overpaying.

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

The most compelling evidence for an Orange County property tax grievance is recent comparable sales of similar homes in your neighborhood that sold for less than your assessed value, preferably within the past 12 months. Your comparable sales should be similar in size, age, condition, and location to your property. Additional strong evidence includes an independent appraisal conducted by a licensed appraiser showing a lower market value than your assessment, photographs documenting property defects or conditions that negatively affect value (such as structural issues, water damage, or needed repairs), and written repair estimates from contractors for necessary work. You can also provide assessment data showing similar properties in your area with lower assessments per square foot, demonstrating unequal assessment. The New York State assessment system is based on market value, so any evidence showing your property's true market value is lower than your assessed value will support your case. Organize your evidence clearly and bring multiple copies to your Board of Assessment Review hearing.

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

At an Orange County Board of Assessment Review (BAR) hearing, you will have the opportunity to present your case for why your property assessment should be reduced. The hearing is typically held on or shortly after Grievance Day (May 26, 2026) and is conducted by a board of three to five appointed members who are independent from the assessor's office. You may appear personally or with an attorney or representative to present your evidence, which may include comparable sales data, appraisals, photographs, or other documentation. The local assessor will also be present and has the right to present opposing evidence or testimony defending the current assessment. The proceeding is relatively informal compared to court, and you should be prepared to explain clearly why you believe your assessment is too high based on market value or unequal treatment compared to similar properties. After reviewing all evidence and testimony, the BAR will issue a written determination, typically within 30 days or by early July, either upholding your assessment, reducing it, or in rare cases increasing it (though increases based solely on a grievance filing are restricted by law).

Can I grieve my Orange County property taxes if I just bought my home?

Yes, you can grieve your Orange County property taxes even if you recently purchased your home, though your purchase price may work against you in some cases. If you bought your home for significantly less than the assessed value, your recent sale price is strong evidence that the assessment is too high, since New York assesses property at 100% of market value and a recent arm's-length sale is considered excellent evidence of true market value. However, if you paid more than or close to the assessed value, the Board of Assessment Review may view your purchase price as confirmation that the assessment is accurate. Even if you paid near the assessed value, you can still grieve if you can demonstrate through other comparable sales that your property is overassessed relative to similar properties in your neighborhood, showing unequal assessment. Remember that you must file Form RP-524 by Grievance Day (May 26, 2026) regardless of when you purchased the property. The grievance right belongs to the property owner as of the assessment date (typically July 1 of the prior year for the current roll).

What is the STAR exemption and how does it work in Orange County?

The STAR (School Tax Relief) exemption is New York State's primary property tax relief program that reduces the school tax portion of your property tax bill. In Orange County, the Basic STAR provides a $30,000 reduction in your home's assessed value for school tax purposes, available to all owner-occupied primary residences with combined household income up to $500,000. Enhanced STAR is available to homeowners age 65 and older with household income of $110,750 or less (for 2026-2027 school year) and provides an $88,500 reduction in assessed value for school taxes, nearly three times the Basic STAR benefit. STAR only reduces school taxes, not county, town, or village taxes. Most new applicants receive STAR as a credit (check from New York State) rather than a direct reduction on the tax bill. To apply, register online at tax.ny.gov/star through the STAR Resource Center. STAR can be combined with other exemptions like the Senior Citizens Homeowners' Exemption (SCHE) for even greater tax savings, potentially reducing a senior's total property tax burden by more than half.

If my Orange County grievance is denied, what are my appeal options?

If your Orange County Board of Assessment Review denies your grievance or grants a reduction smaller than you believe is justified, you have two main judicial review options. For owner-occupied residential properties, you can file a Small Claims Assessment Review (SCAR) petition with the New York State Supreme Court within 30 days of the final assessment roll being filed (typically by late July). SCAR is designed for homeowners and has a modest $30 filing fee, with streamlined procedures that don't require an attorney, though you may choose to hire one. SCAR is available for properties with assessed values under $750,000. Alternatively, you can file an Article 7 tax certiorari proceeding in Orange County Supreme Court, also within 30 days of the final roll. Article 7 proceedings are more formal and complex, typically requiring an attorney, but are necessary for higher-value properties or commercial properties. Both options allow you to present your case to a judge who can order an assessment reduction if you prove your assessment exceeds your property's full market value. The judicial review process takes several months to over a year to resolve, but if successful, you'll receive a refund of overpaid taxes plus interest.

Official Resources

Orange County Real Property Tax Services →

Official Orange County Real Property Tax Services Agency page with exemption information, assessment rolls, and assessor contacts.

Orange County Parcel Information Search →

Free online property search tool (Image Mate Online) to look up your assessment, tax maps, property details, and comparable sales.

New York State Property Tax Grievance Information →

Official NYS Department of Taxation and Finance guide to contesting your assessment, including Form RP-524 downloads and instructions.

New York STAR Program Registration →

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

New to this? Start with our complete property tax assessment appeal guide explaining the general steps from your notice to your hearing. Follow your local filing rules.

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 →

Looking for help in New York? Compare New York property tax grievance services →

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← All New York property tax grievance info

Sources: https://www.appealdesk.com/appeals/new-york/orange | https://www.orangecountygov.com/584/Real-Property | https://www.orangecountygov.com/598/Assessors-Collectors | https://data.taxdrop.com/new-york/orange-county | https://www.tax.ny.gov/pit/property/star/ | https://propertytaxrates.org/blog/new-york-property-tax-guide-2026

Last verified: 2026-07-24