Property tax rates in Larchmont, NY run to roughly $17 per $1,000 of assessed value once you combine the school, town-county, and village levies, with the Mamaroneck Union Free School District accounting for about $12.44 of that total for the 2025–26 school year.1Mamaroneck Public Schools. Budget 2025-26 Because the Town of Mamaroneck assesses at 100 percent of market value, your assessed value and your home’s likely sale price are the same number, so you can estimate your tax by multiplying the rate against what the home is worth.
The Three Rates That Make Up Your Bill
A Larchmont tax bill is really three bills from three governments, each setting its own rate on its own budget calendar.
The Mamaroneck Union Free School District levy is by far the largest. The projected rate for 2025–26 is approximately $12.44 per $1,000 of assessed value, down slightly from $12.63 the prior year.1Mamaroneck Public Schools. Budget 2025-26
The Town of Mamaroneck and Westchester County charges arrive as a single combined bill covering county infrastructure, social services, sewer districts, ambulance service, and general town operations. For 2025, properties inside the Village of Larchmont paid a combined town-and-county rate of roughly $4.27 per $1,000.2Town of Mamaroneck. Tax Rates 2025 Town and County, 2025-26 School, Villages
The Village of Larchmont levies its own tax for police, sanitation, public works, and parks. The village sets its rate each year by dividing the total tax levy by the combined assessed valuation of all village properties, then dividing by 1,000.3Village of Larchmont. How the Village Calculates Taxes
Each entity sets its rate independently. A freeze in village spending does nothing to lower the school portion. The Town of Mamaroneck publishes a combined rate sheet each year that breaks down every component, including sewer district charges that vary by location within the town.
How Larchmont Assesses Your Home
The Town of Mamaroneck Assessor values every parcel inside Larchmont’s village limits and maintains the annual assessment roll. The office estimates what your property would sell for in the current market; it does not set rates or calculate bills.4Town of Mamaroneck. Town Assessor
One detail simplifies the math here: Mamaroneck assesses at 100 percent of market value, confirmed by Westchester County’s equalization table.5Westchester County. 2025 Westchester County Real Estate Tax Rates – Equalization Table In municipalities that assess at a fraction of market value, you have to apply an equalization rate to convert between the two numbers. In Larchmont, a home the assessor values at $1,200,000 is assessed at $1,200,000.
What a Sample Home Actually Pays
Take a home assessed at $1,200,000 using the current published rates:
- School district tax: $1,200,000 ÷ 1,000 × $12.44 = $14,928
- Town and county tax: $1,200,000 ÷ 1,000 × $4.27 = $5,124
- Village tax: Calculated with the same formula using the current village rate
The school and town-county portions alone put a $1.2 million home above $20,000 per year before the village rate is added. Rates shift annually as each jurisdiction adopts its budget. A rising total assessed valuation across the district can actually push the per-thousand rate down even when the dollar levy increases, which is what happened for 2025–26.1Mamaroneck Public Schools. Budget 2025-26
When Each Bill Is Due
Three separate billing cycles, each with its own collector and due dates:
- Village tax: Published June 1, due by June 30.6Village of Larchmont. Annual Tax Billing Schedule
- School tax: First half published September 1, due September 30. Second half published January 1, due January 31.7Town of Mamaroneck. Property Tax Schedule
- Town and county tax: Full amount due April 1, with April 30 as the last day to pay without penalty.7Town of Mamaroneck. Property Tax Schedule
If you have a mortgage, your lender likely collects monthly escrow deposits and makes these payments on your behalf. Review the annual escrow statement when it arrives; a servicer miscalculation leaves you short when a bill comes due.
What Late Payment Costs
Under New York Real Property Tax Law Section 924-a, late payments accrue interest at 1 percent per month (or any fraction of a month).8New York State Department of Taxation and Finance. Interest Rates on Late Payment of Property Taxes On a $15,000 school tax bill, slipping one day past September 30 costs $150. Because interest accrues on each fraction of a month, paying October 2 triggers the same penalty as paying October 29.
Exemptions That Reduce the Rate’s Bite
Several programs lower what you owe, but you have to apply for each one. None activates automatically when you buy.
STAR Credit
The School Tax Relief program provides a credit against school taxes. New homeowners register with the New York State Department of Taxation and Finance through their Individual Online Services account.9New York State Department of Taxation and Finance. Register for STAR or Update Your STAR Registration Basic STAR goes to any primary-residence owner with combined household income of $500,000 or less, with no age requirement.10New York State Department of Taxation and Finance. STAR Eligibility Enhanced STAR is available to homeowners age 65 or older with combined household income of $110,750 or less for the 2026–27 school year.11New York State Department of Taxation and Finance. Types of STAR Past-due property taxes going back more than a year can cost you STAR eligibility until the balance is resolved.
Senior Citizen Exemption
RPTL Section 467 lets homeowners age 65 and older claim a partial exemption that reduces assessed value. The base is 50 percent of assessed value for those at or below the municipality’s adopted income threshold, stepping down in increments (45 percent, 40 percent, and so on) as income rises, with the smallest exemption at 5 percent.12New York State Senate. New York Real Property Tax Code 467 – Persons Sixty-Five Years of Age or Over Each municipality sets its own maximum eligibility income, which can range from $3,000 to $50,000 under the statute. Call the Town of Mamaroneck Assessor for the locally adopted threshold.
Veterans Exemption
The Alternative Veterans Exemption under RPTL Section 458-a provides three stacking tiers of relief: 15 percent of assessed value exempt for wartime service (capped at $12,000), an additional 10 percent for combat zone service (capped at $8,000), and an additional exemption equal to half the veteran’s disability rating applied to assessed value for service-connected disabilities (capped at $40,000).13New York State Senate. New York Real Property Tax Code 458-A – Veterans Because Mamaroneck’s equalization rate is 100 percent, the dollar caps apply at face value. Eligible applicants include veterans, their spouses, and unremarried surviving spouses. The property must be a primary residence used exclusively for residential purposes.
If Your Assessment Looks Too High
The formal challenge is called a grievance. File Form RP-524 with the Town of Mamaroneck Assessor or the Board of Assessment Review. The filing period opens June 1, and the absolute deadline is the third Tuesday in June. Complaints received after that date, regardless of postmark, are rejected, and you lose any right to administrative or judicial review that year.14Town of Mamaroneck. Complaints and Grievances
Before the deadline you and the assessor can agree on a reduced value by signing Part Six of the RP-524 form. A signed stipulation locks in that value; you cannot then seek a further reduction from the Board or in court. If no agreement is reached, the Board holds a hearing where you present evidence supporting a lower valuation, personally or through an authorized representative.15New York State Department of Taxation and Finance. Grievance Procedures
A denial opens two court paths. For owner-occupied homes of one to three families, Small Claims Assessment Review costs $30 to file and does not require a lawyer.16New York Courts. Small Claims Assessment Review (SCAR) A full tax certiorari proceeding in New York State Supreme Court is more involved and typically requires legal representation. Either must be started within 30 days of the final assessment roll being filed. Professional grievance consultants handle the process on contingency, charging a percentage of first-year savings only if the assessment is reduced.
The 2% Cap and Why Your Bill Still Rises
Since 2012, New York has limited annual increases in a local government’s or school district’s total tax levy to the lower of 2 percent or the rate of inflation.17Office of the New York State Comptroller. What Is the Real Property Tax Cap A school district can override the cap with 60 percent voter approval. Mamaroneck’s 2025–26 proposal included a levy increase of 4.98 percent, above its 2.99 percent cap threshold.1Mamaroneck Public Schools. Budget 2025-26
The cap applies to the total dollar levy, not to any individual bill. Even when the levy stays flat, your taxes can rise if your home’s assessed value climbs faster than the overall roll. Certain exclusions (court-ordered judgments, pension cost increases above a threshold) also sit outside the cap, so the effective increase in a given year can exceed the headline 2 percent figure.