NYC Property Tax Exemption Calculator: STAR, Senior STAR & Veterans
Estimate your annual property tax savings from New York’s Basic STAR, Enhanced STAR, and Veterans exemption programs. Built for homeowners in Staten Island, Brooklyn, and the rest of New York City — covering the most common combinations of senior status, household income, and military service.
Property & Household Details
Estimated Annual Property Tax Savings
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Estimates use 2024–2025 program parameters. Actual STAR check amounts and exemption values are set annually by the NYC Department of Finance and the New York State Department of Taxation and Finance. Veterans exemption percentages are subject to local maximum cap rules. This calculator is for planning purposes only — confirm final numbers with NYC DOF or your local assessor before making decisions.
What Are the STAR and Veterans Property Tax Exemptions?
New York State runs three of the largest property tax relief programs in the country, and they all flow through the same property tax bill that arrives quarterly from the NYC Department of Finance: Basic STAR, Enhanced STAR, and the Alternative Veterans Exemption. Each one shaves off a chunk of your assessed value before the tax rate is applied, which lowers what you owe every year for as long as you own and live in the home.
Most homeowners qualify for at least one program. A senior couple in Staten Island who served in Vietnam can stack Enhanced STAR with the combat-zone Veterans exemption and cut their property tax by several thousand dollars a year. A first-time buyer in Brooklyn can register for the Basic STAR credit the same week they close. The challenge is knowing which programs you qualify for and what the realistic dollar savings look like — this calculator handles both.
Basic STAR: The Default for Most NY Homeowners
Basic STAR (School Tax Relief) is available to any owner-occupied primary residence with combined household income at or below $250,000. It exempts roughly the first $30,000 of equalized assessed value from school taxes. In NYC the exemption is folded into the city’s combined tax bill, but the savings are real — typically $300 to $600 per year depending on borough, building class, and tax rate.
If you bought after 2015, you receive the savings as a STAR credit check from New York State each fall, instead of as a direct exemption. If you bought before 2015 and never switched, you may still receive it as an exemption right on your tax bill. Both methods result in the same dollar savings.
Enhanced STAR: Larger Savings for Seniors 65+
Enhanced STAR is the upgraded version for homeowners age 65 or older with household income below approximately $107,300 (the cap rises with inflation). Instead of $30,000 of assessed value being exempted, Enhanced STAR exempts roughly $84,000 — nearly triple the Basic STAR benefit. For a Staten Island Class 1 home with a 14% effective rate, that’s an extra ~$760 per year of savings on top of Basic STAR.
You only get one or the other — Enhanced STAR replaces Basic STAR for households that qualify. Once enrolled, NY State runs the Income Verification Program (IVP) automatically each year, so seniors don’t need to re-apply annually.
Alternative Veterans Exemption: Wartime, Combat, and Disability
The Alternative Veterans Exemption is a separate program with its own assessed-value reduction tiers. NYC adopted the program with these maximums for Class 1 (1–3 family) homes:
- Wartime service (non-combat): 15% reduction of assessed value, capped at $4,140 of AV.
- Combat zone service: additional 10% reduction (25% total), with an additional cap of $2,760 of AV.
- Service-connected disability: additional reduction equal to half the disability rating, capped at $13,800 of AV.
These stack with each other (combat veteran with a 50% disability rating gets all three layers) and they stack with STAR. A Bay Ridge homeowner who served in combat can pull Basic STAR plus the wartime and combat tiers of the Veterans exemption simultaneously.
How to Use This Calculator
Enter your property’s assessed value (you’ll find it on your most recent NYC Notice of Property Value or your tax bill), then either your annual property tax or your effective tax rate. Add household income, age of the oldest owner, and any veteran status. The calculator returns a stack of expected exemption savings — line by line — and a banner showing whether you appear eligible based on the income and residency rules.
Example 1: Senior Combat Veteran in Tottenville
An 82-year-old retired Marine and his 78-year-old wife own a 1-family home in Tottenville with an assessed value of $48,000 and an annual tax bill of $6,720 (14% effective rate). Their combined retirement income is $74,000.
They qualify for Enhanced STAR ($84,000 AV reduction — full exemption applied since AV is lower than that, so they’re effectively exempt from school taxes entirely on this portion). They also stack the wartime + combat veterans tiers ($4,140 + $2,760 = $6,900 of additional AV reduction). Total estimated annual savings: roughly $1,100–$1,500 depending on how the school tax portion is calculated for their assessed value.
Example 2: First-Time Buyer in Sunset Park
A 32-year-old buyer just closed on a 2-family in Sunset Park. Assessed value is $52,000, annual tax is $7,800, household income is $145,000. No veteran status. He’s under 65 so Enhanced STAR doesn’t apply, but he qualifies for Basic STAR with the $30,000 AV reduction. Estimated annual savings: about $450 as a STAR credit check from New York State.
Example 3: Disabled Veteran in Bay Ridge
A 55-year-old Iraq War veteran with a 70% service-connected disability rating owns a 1-family in Bay Ridge. AV is $42,000, annual tax is $5,880, household income $98,000. She qualifies for Basic STAR ($30,000 AV reduction) and the Alternative Veterans Exemption with all three layers (wartime + combat + disability rating worth 35% additional AV reduction). The disability portion alone caps at $13,800 of AV. Combined estimated annual savings: roughly $1,800–$2,200.
Frequently Asked Questions
How do I apply for STAR in NYC?
For Basic STAR or Enhanced STAR as a credit (post-2015 buyers), register directly with the New York State Department of Taxation and Finance at tax.ny.gov. For homeowners who had STAR before 2015 and want to keep it as an exemption, no action is needed unless your eligibility changes. Enhanced STAR upgrades for seniors require submitting Form RP-425-IVP through NYC DOF.
Can I get STAR and the Veterans exemption at the same time?
Yes — they stack. STAR reduces school tax portion, and the Veterans exemption reduces city/county/town taxes. They’re separate carveouts of your assessed value, applied to different tax components.
What if my income just went over the Enhanced STAR cap?
You drop back to Basic STAR. The income limit for Enhanced STAR is updated annually for inflation (about $107,300 in 2026, up from $98,700 a few years prior), so a one-year spike from a Roth conversion or capital gain can knock you out for that year only. Re-applying the following year is straightforward if your income normalizes.
How does the Veterans exemption work for co-ops and condos?
Co-op shareholders apply individually but the savings are passed through the building’s maintenance bill rather than appearing directly on a property tax bill (since the corporation owns the building). Condo unit owners apply individually with NYC DOF the same way 1–3 family owners do, since they hold direct deed title to their unit.
I bought my home recently — do I get the exemption or the credit check?
Anyone who purchased after August 2015 who registers for STAR will receive the credit as a check from New York State, mailed in fall each year. The dollar amount is the same as the equivalent exemption would be, just delivered differently. Pre-2015 owners who never moved continue to get it as a line-item exemption on their property tax bill.
Does the disability rating have to be 100% to qualify?
No — any service-connected disability rating qualifies for the disability tier of the Alternative Veterans Exemption. The reduction equals half the rating percentage applied to assessed value, capped at $13,800 of AV reduction in NYC Class 1. A 30% rating produces a 15% AV reduction (subject to cap), a 100% rating produces 50% AV reduction (subject to cap).
What happens to STAR if I sell my house?
Your STAR exemption or credit ends when you transfer ownership. The new buyer needs to apply for STAR themselves — the registration does not transfer with the property. If you sell mid-year, the exemption typically applies to the seller’s portion of the year and is prorated.
Selling a Staten Island or Brooklyn Home with STAR or Veterans Exemptions?
If you’re thinking about selling and you’ve been receiving Basic STAR, Enhanced STAR, or a Veterans exemption, those benefits factor into how to position your taxes for buyers and how to time your move. For senior homeowners downsizing into a co-op or condo, the rules around transferring or re-applying for exemptions matter for your monthly cash flow at the new place.
I’ve helped dozens of veteran families and senior homeowners across Staten Island and Brooklyn navigate this exact transition — what to disclose to buyers, how to handle the prorated STAR credit in closing, and how to re-establish eligibility quickly at your next home.
Selling Your Home in Staten Island or Brooklyn?
Joseph Ranola has guided more than 200 NYC homeowners through downsizing, senior relocations, and veteran transitions. Get a free home valuation and tax-strategy consult.