Bethel, Sullivan County, New York Property Taxes

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Property Taxes in Bethel, New York

Median Bethel, New York effective property tax rate: 1.93%, significantly higher than the national median of 1.02%, and slightly higher than the New York state median of 1.90%.
Median Bethel, New York home value: $200,300
Median annual Bethel, New York tax bill: $4,061, $1,661 higher than the national median property tax bill of $2,400.

How are property taxes in Sullivan County calculated?

Property taxes in Bethel, 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 Bethel's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Bethel, knowing local tax details benefits homeowners and investors.

Last Updated April 13, 2026

Bethel, Sullivan County, New York Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

1.93%

Estimate Property Tax Bill

$3,866

$3,587

How Does the Bethel Property Tax Calculator Work?

Use this Bethel property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Bethel's median effective tax rate of 1.93% — based on actual property records in Sullivan County — to generate your estimate.

Enter your property's estimated assessed value — the figure the local assessment system uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Bethel's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.

Your bill may vary by ZIP code within Bethel: rates range from 1.93% in 12720 to 1.93% in 12720, 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 Bethel.

About Bethel Property Taxes

About Property Taxes in Bethel, Sullivan, New York

Bethel’s median effective property tax rate of 1.93% is higher than the New York state median of 1.90% and higher than the national median of 1.02%. This rate reflects the Sullivan 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 Bethel. Homeowners in the 12720 ZIP code carry a median effective rate of 1.93%, while those in the same ZIP code also pay 1.93%. This spread — 0.00 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Sullivan County. Understanding which part of Bethel you live in can make a meaningful difference to your annual tax bill.

Bethel 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 Bethel, Sullivan 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 Bethel's effective property tax rate to other cities in New York and the median property tax rates in New York and the U.S.

Property Tax Rates Across Bethel, Sullivan County, New York

Source: Ownwell

0.80%

1.92%

3.03%

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 Bethel Tax Rate

1.93%

Median Effective Sullivan County Tax Rate

2.05%

Median Effective New York Tax Rate

1.90%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Bethel, Sullivan County, New York

Zip	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
12720	1.74%	1.93%	1.93%	1.98%	3.00%

Source: Ownwell

Property Tax Assessment Values Across Bethel, Sullivan County, New York

When examining property taxes in Bethel, 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 Sullivan County appraisal district 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 Sullivan County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of May.

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 Bethel.

For example, the median home price in Bethel is $200,300, with tax bills ranging significantly across the county. 12720 has the highest median home price at $200,300.

Property Tax Assessment Values Across Bethel, Sullivan County, New York

Source: Ownwell

$133,333

$281,742

$430,150

Median Bethel Market Value

$200,300

Median Sullivan County Market Value

$226,500

Median New York Market Value

$312,500

Median United States Market Value

$235,294

Property Tax Assessment Values Across Bethel, Sullivan County, New York

Zip	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
12720	$83,560	$124,300	$200,300	$346,050	$654,500

Source: Ownwell

Property Tax Bills Across Bethel, Sullivan County, New York

Property tax bills in Bethel are calculated by applying the local tax rate to a home’s assessed value, which is based on the market value of the property. For a home with a median price of $200,300, the amount owed can vary widely depending on assessment and local rates. The tax bill is also shaped by exemptions, school district levies, and other local government needs, so two similar homes can receive different bills.

In Bethel, the median tax bill is $4,061, and the 25th percentile bill is $2,541, while the 75th percentile reaches $6,852. At the 90th percentile, bills climb to $12,841, showing how quickly taxes can rise for higher-valued or more heavily taxed homes. For homeowners, this means property taxes can be a major ongoing cost, often well above the national median property tax bill of $2,400.

Property Tax Bills Across Bethel, Sullivan County, New York

Source: Ownwell

$2,184

$6,590

$10,996

Median Bethel Tax Bill

$4,061

Median Sullivan County Tax Bill

$4,834

Median New York Tax Bill

$5,420

Median United States Tax Bill

$2,400

Property Tax Bills Across Bethel, Sullivan County, New York

Zip	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
12720	$1,684	$2,541	$4,061	$6,852	$12,841

Source: Ownwell

Don't miss the deadline to file a grievance!

Dates
Appeal Deadline	May 26

Links
Sullivan Assessment Review Commission
Website	beacon.schneidercorp.com

Frequently Asked Property Tax Questions in Bethel, New York

How are property taxes calculated in Bethel, New York?

Property taxes in Bethel, New York are calculated by multiplying your property's assessed value by the applicable tax rate set by local taxing authorities. The assessed value is determined by the county assessor and may differ from your property's market value depending on local assessment ratios and exemptions.

How do I appeal my property taxes in Bethel, New York?

To appeal your property taxes in Bethel, New York, you typically need to file a formal protest or appeal with your local appraisal district or assessor's office by the stated deadline. You'll need evidence such as comparable sales, a recent independent appraisal, or documentation of property condition issues. Ownwell can handle this entire process for you.

What property tax exemptions are available in Bethel, New York?

Common property tax exemptions in Bethel, New York include homestead exemptions for primary residences, senior citizen exemptions, veteran exemptions, and disability exemptions. Exemption amounts and eligibility requirements vary by county. Contact your local appraisal district or check Ownwell for details specific to your property.

When are property taxes due in Bethel, New York?

Property tax deadlines in Bethel, New York vary by county but typically include an assessment notice period in spring or early summer, followed by an appeal deadline, and a tax payment due date in the fall or winter. Check with your county assessor's office for specific dates in your area.

How can Ownwell help reduce my property taxes in Bethel, New York?

Ownwell provides professional property tax appeal services in Bethel, New York. Our team analyzes your assessment, gathers evidence, files all paperwork, and represents you at hearings — all with no upfront cost. You only pay a percentage of your savings if we successfully lower your tax bill.