Cherry Valley, Montgomery County, New York Property Taxes
Property Taxes in Cherry Valley, New York
Median Cherry Valley, New York effective property tax rate: 1.94%, significantly higher than the national median of 1.02%, and higher than the New York state median of 1.90%.
Median Cherry Valley, New York home value: $90,513
Median annual Cherry Valley, New York tax bill: $1,902, lower than the national median property tax bill of $2,400.
How are property taxes in Montgomery calculated?
Property taxes in Cherry Valley, New York are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding Cherry Valley's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Cherry Valley, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Cherry Valley, Montgomery County, New York Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.94%
Estimate Property Tax Bill
$1,756
$1,629
How Does the Cherry Valley Property Tax Calculator Work?
Use this Cherry Valley property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Cherry Valley's median effective tax rate of 1.94% — based on actual property records in Montgomery County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local assessment process uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Cherry Valley's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Cherry Valley's median effective tax rate is higher than New York's 1.90% median and the median property tax bill is $1,902, which is $498 lower than the state median bill. Your bill may vary by ZIP code within Cherry Valley: rates range from 1.94% in 13320 to 1.94% in 13320, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Cherry Valley.
About Cherry Valley Property Taxes
About Property Taxes in Cherry Valley, Montgomery, New York
Cherry Valley’s median effective property tax rate of 1.94% is higher than the New York state median of 1.90% and higher than the national median of 1.02%. This rate reflects the Montgomery County base levy combined with local school district levies and special district levies that vary by subdivision throughout the city.
Property tax rates are not uniform across Cherry Valley. Homeowners in the 13320 ZIP code carry a median effective rate of 1.94%, while those in the lowest ZIP code also pay 1.94%. This spread reflects how school district boundaries and local assessment districts are drawn across Montgomery County. Understanding which part of Cherry Valley you live in can make a meaningful difference to your annual tax bill.
Cherry Valley homeowners who believe their assessed value is too high can file a formal appeal with the local Assessment Review Commission before the May 26, 2026 deadline each year.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across Cherry Valley, Montgomery County, New York
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare Cherry Valley's effective property tax rate to other cities in New York and the median property tax rates in New York and the U.S.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Cherry Valley Tax Rate
1.94%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Montgomery County Tax Rate
2.17%
Median Effective New York Tax Rate
1.90%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Cherry Valley, Montgomery County, New York
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 13320 | 1.93% | 1.94% | 1.94% | 2.31% | 3.02% |
Source: Ownwell
Property Tax Assessment Values Across Cherry Valley, Montgomery County, New York
When examining property taxes in Cherry Valley, New York, understanding the distinction between "market value" and "assessed value" is crucial.
The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Montgomery County assessment office estimates the market value for tax purposes.
The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
Assessment notices:
In Montgomery County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the season.
Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Cherry Valley.
For example, the median home price in Cherry Valley is $90,513, with tax bills ranging significantly across the county. 13320 has the highest median home price at $90,513.
Property Tax Assessment Values Across Cherry Valley, Montgomery County, New York
Source: Ownwell
$70,370
$148,095
$225,820
Median Cherry Valley Market Value
$90,513
Median Montgomery County Market Value
$135,185
Median New York Market Value
$312,500
Median United States Market Value
$235,294
Property Tax Assessment Values Across Cherry Valley, Montgomery County, New York
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 13320 | $18,077 | $50,128 | $90,513 | $167,900 | $208,846 |
Source: Ownwell
Property Tax Bills Across Cherry Valley, Montgomery County, New York
Property tax bills in Cherry Valley are calculated by applying the local tax rate to a home’s assessed value, not its market price alone. Assessments are used to determine how much tax a homeowner owes, and those assessments can reflect factors such as location, home characteristics, and local taxing jurisdictions.
With a median home price of $90,513, property taxes can still vary widely from one homeowner to another. The median tax bill in the area is $1,902, which is below the national median property tax bill of $2,400 and below the national median property tax rate of 1.02%. Bills in the area range from $1,362 at the 25th percentile to $3,496 at the 75th percentile, with the 90th percentile reaching $6,098.
For homeowners, this means a property tax bill can change significantly even among similar homes. A higher assessment generally leads to a higher bill, while a lower assessment can reduce the amount owed.
Property Tax Bills Across Cherry Valley, Montgomery County, New York
Source: Ownwell
$1,685
$3,308
$4,930
Median Cherry Valley Tax Bill
$1,902
Median Montgomery County Tax Bill
$2,969
Median New York Tax Bill
$5,420
Median United States Tax Bill
$2,400
Property Tax Bills Across Cherry Valley, Montgomery County, New York
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 13320 | $335 | $1,362 | $1,902 | $3,496 | $6,098 |
Source: Ownwell
Don't miss the deadline to file a grievance!
Dates | |
|---|---|
| Appeal Deadline | May 26 |
Links | |
|---|---|
| Montgomery Assessment Review Commission | |
| Website | www.co.montgomery.ny.us |