Greenwich property tax is calculated by multiplying 70% of your home’s fair market value by the town’s annual mill rate, then dividing by 1,000. Bills come in two installments, due July 1 and January 1, each with a one-month grace period before interest starts. The Board of Estimate and Taxation sets a new mill rate every May after finalizing the municipal budget, and a town-wide revaluation completed in 2025 will reset assessed values on the bill issued July 1, 2026.
How Your Bill Is Calculated
Connecticut law requires every municipality to assess property at a uniform 70% of its present true and actual value.1Connecticut General Statutes. Connecticut Code 12-62a – Uniform Assessment Rate A home with a fair market value of $1,000,000 therefore has an assessed value of $700,000 for tax purposes. That assessed figure stays fixed between revaluations unless you build an addition, demolish a structure, or make another change that alters the property’s value.
The formula from there is simple: assessed value multiplied by the mill rate, divided by 1,000.2State of Connecticut Office of Policy and Management. Mill Rates A property assessed at $700,000 in a year when the mill rate is 12.00 owes $8,400 in annual property tax. You can look up your specific assessed value and current mill rate through the town’s online tax bill portal.3Town of Greenwich. Town of Greenwich – Tax Bills Search and Pay
Before trusting the number, check the assessor’s property card against reality. If the record shows a finished basement you don’t have, or square footage that doesn’t exist, you’re being taxed on value that isn’t there.
The Mill Rate and How It’s Set
One mill equals $1.00 of tax for every $1,000 of assessed value.2State of Connecticut Office of Policy and Management. Mill Rates Each May, the Greenwich Board of Estimate and Taxation determines the mill rate for the upcoming fiscal year by dividing the town’s revenue needs by the total assessed value of all taxable property in Greenwich.4Greenwich Town Hall. Frequently Asked Questions – How the Mill Rate Is Determined
Greenwich typically carries one of the lowest mill rates in Connecticut, because the town’s large total property tax base lets the budget spread across more assessed value. A low mill rate doesn’t translate to a low bill when the underlying values are among the highest in the state.
The rate can shift notably after a revaluation. When total assessed value rises town-wide, the BET often lowers the mill rate to avoid a windfall tax increase, and the reverse can happen when values fall.
The 2025 Revaluation and the July 2026 Bill
Greenwich completed its most recent town-wide revaluation in 2025. Preliminary assessment notices were mailed to all property owners on November 10, 2025, reflecting 70% of fair market value as of October 1, 2025. These new assessments take effect on the tax bill issued July 1, 2026.5Town of Greenwich. 2025 Revaluation
If you haven’t opened your notice yet, do it with recent comparable sales from your neighborhood in hand. Assessment errors are easiest to catch right after a revaluation, while the market data you need to challenge a figure is still fresh.
When to Pay and How
Real estate taxes are billed in two installments. The first is due July 1 and must be received or postmarked by August 1. The second is due January 1 and must be received or postmarked by February 1.6Town of Greenwich. Frequently Asked Questions – Payment Due Dates If you mail a check, the U.S. Postal Service postmark is your legal proof of timely payment, so keep a stamped receipt or a copy of the check.7Connecticut General Statutes. Connecticut Code 12-146 – Delinquent Tax or Installment, Interest, Waiver of Interest
You can pay online, by mail to the designated lockbox, or in person at the Tax Collector’s office in Town Hall. The online portal accepts credit cards, Apple Pay, Google Pay, and electronic fund transfers, but third-party convenience fees apply: 2.50% for credit card and mobile wallet payments, and $2.00 per transaction for electronic fund transfers. Those fees go to the payment vendor, not to the town.8Town of Greenwich. Tax Collector On a $10,000 installment, paying by credit card adds $250 in fees. For large bills, an electronic transfer or a mailed check is dramatically cheaper.
What Happens If You Pay Late
Connecticut law charges 18% annual interest on delinquent property taxes, which works out to 1.5% per month, with a minimum charge of $2.00 per installment.7Connecticut General Statutes. Connecticut Code 12-146 – Delinquent Tax or Installment, Interest, Waiver of Interest The detail that catches people out: interest runs from the original due date, not the end of the grace period, and any fraction of a month counts as a full month. Miss the August 1 deadline on your July 1 installment and you immediately owe interest for both July and August, a 3% penalty on day one. Every additional month adds another 1.5%.
The town has no discretion to waive interest because you forgot or your envelope was slow in the mail. If the postmark falls after the deadline, the penalty stands.
Beyond interest, the town records a lien against the property in the land records. That lien clouds your title and can block any refinance or sale. Connecticut also authorizes municipalities to sell real estate outright to recover delinquent taxes through a formal tax deed process, in which the winning bidder takes the property itself rather than a lien.9Connecticut General Statutes. Connecticut Code 12-157 – Method of Selling Real Estate for Taxes If you’ve fallen behind, call the Tax Collector’s office to discuss arrangements before enforcement goes further.
If You Think Your Assessment Is Wrong
Appeals go first to the Greenwich Board of Assessment Appeals, which can increase, decrease, or leave your assessment unchanged.10Greenwich, CT. Board of Assessment Appeals For the 2025 Grand List, written appeals for real estate and personal property had to be filed by February 20, 2026 at 5:00 PM.5Town of Greenwich. 2025 Revaluation If you miss the BAA window or disagree with its decision, you have 60 days from the BAA’s ruling to take the appeal to Connecticut Superior Court.
Appeals succeed on evidence: a recent appraisal, comparable sale prices for similar homes, or documentation showing a factual error in the assessor’s property description. Feeling the bill is too high isn’t enough on its own.
Programs That Lower the Bill
Several programs reduce property tax for qualifying residents. Applications generally run from February 1 to May 15.
Elderly and Disabled Homeowners
The state Circuit Breaker program offers a property tax credit for Greenwich homeowners who are 65 or older, or who are totally disabled, and whose income falls below set thresholds.11State of Connecticut Office of Policy and Management. Homeowners – Elderly/Disabled (Circuit Breaker) Tax Relief Program Greenwich adds a local senior tax credit on top of the state program for qualifying residents. Approved recipients must refile every two years, and you can reapply early if your income changes significantly.12Greenwich, CT. Tax Credits and Benefits
Veterans
Connecticut wartime veterans qualify for a property tax exemption on up to $1,000 of assessed value, with an additional income-based exemption that can double or triple that amount depending on income. Veterans with a service-connected disability rating qualify for higher exemptions of up to $3,500 in assessed value, scaled to the disability percentage assigned by the Department of Veterans Affairs.13Connecticut General Statutes. Connecticut Code 12-81 – Exemptions The basic exemption also steps up after a triggering revaluation.
To claim any veterans exemption, file your discharge papers (typically Form DD-214) with the Greenwich Town Clerk before the October 1 assessment date. Moving to Greenwich from another Connecticut town means refiling locally; the exemption doesn’t transfer.
Renters
Connecticut’s Renters Rebate offsets the property tax burden passed through in rent. Renters who are 65 or older, 50 or older and the surviving spouse of a qualifying renter, or 18 or older and receiving Social Security Disability benefits can receive rebates of up to $900 for married couples and $700 for single individuals.14State of Connecticut Office of Policy and Management. Renters Rebate For Elderly Disabled Renters Tax Relief Program Income limits are set by state statute.
Motor Vehicles and Business Property
The same tax system covers motor vehicles and business personal property, assessed at the same 70% ratio. Motor vehicles are assessed on retail value as of the October 1 Grand List date. Connecticut caps the mill rate municipalities can apply to motor vehicles at 32.46 mills, but Greenwich’s overall rate has historically fallen below that cap, so vehicles and real estate are taxed at the same rate.2State of Connecticut Office of Policy and Management. Mill Rates Vehicles registered after October 1 generate a supplemental bill the following January, due under the same January 1 / February 1 grace schedule as the regular bill.
Businesses must file a personal property declaration with the Assessor’s Office by November 1 each year, covering furniture, fixtures, equipment, and other tangible assets. Filing late, failing to file, or omitting property triggers an automatic 25% penalty on the undeclared value.15Connecticut General Statutes. Connecticut Code 12-41 – Filing of Declaration of Personal Property Declarations are considered timely based on the postmark.
Federal Deductibility and the SALT Cap
Greenwich property taxes are deductible on your federal return if you itemize, but the state and local tax deduction is capped. Under the One Big Beautiful Bill Act passed in 2025, the SALT cap rose from $10,000 to $40,000 for tax years beginning in 2025, with annual 1% increases through 2029. For the 2026 tax year, the cap is approximately $40,400 ($20,200 for married filing separately). For taxpayers with modified adjusted gross income above roughly $505,000, the cap phases down at 30 cents per dollar over the threshold, though it cannot drop below the $10,000 floor.
For many Greenwich homeowners, property tax alone can approach or exceed the cap, leaving little room to deduct state income tax on top. Households paying $30,000 or more in property tax still face meaningful limits even under the expanded cap, which is worth factoring into any estimated-tax or cash-flow planning for the year.