Ferndale, Sullivan County, New York Property Taxes

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Property Taxes in Ferndale, New York

Median Ferndale, New York effective property tax rate: 2.37%, significantly higher than the national median of 1.02%, and higher than the New York state median of 1.90%.
Median Ferndale, New York home value: $188,700
Median annual Ferndale, New York tax bill: $4,802, higher than the national median property tax bill of $2,400.

How are property taxes in Sullivan calculated?

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

Last Updated April 13, 2026

Ferndale, Sullivan County, New York Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

2.37%

Estimate Property Tax Bill

$4,472

$4,150

How Does the Ferndale Property Tax Calculator Work?

Use this Ferndale property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Ferndale's median effective tax rate of 2.37% — 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 Ferndale'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 Ferndale: rates range from 2.37% in 12734 to 2.37% in 12734, 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 Ferndale.

About Ferndale Property Taxes

About Property Taxes in Ferndale, Sullivan, New York

Ferndale’s median effective property tax rate of 2.37% 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 Ferndale. Homeowners in ZIP code 12734 carry a median effective rate of 2.37%, while those in the same ZIP code also pay 2.37%. This spread — 0 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Sullivan County. Understanding which part of Ferndale you live in can make a meaningful difference to your annual tax bill.

Ferndale 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 Ferndale, 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 Ferndale'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 Ferndale, 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 Ferndale Tax Rate

2.37%

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 Ferndale, Sullivan County, New York

Zip	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
12734	1.97%	2.35%	2.37%	2.55%	3.86%

Source: Ownwell

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

When examining property taxes in Ferndale, 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 understanding how assessed and market values are determined, property owners can better navigate their tax responsibilities in Ferndale.

For example, the median home price in Ferndale is $188,700, with tax bills ranging significantly across the county. 12734 has the highest median home price at $188,700.

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

Source: Ownwell

$133,333

$281,742

$430,150

Median Ferndale Market Value

$188,700

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 Ferndale, Sullivan County, New York

Zip	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
12734	$91,200	$154,800	$188,700	$282,900	$398,800

Source: Ownwell

Property Tax Bills Across Ferndale, Sullivan County, New York

Property tax bills in Ferndale are based on the assessed value of a home and the local tax rate set by taxing authorities. When a property’s assessed value rises, the tax bill can increase even if the homeowner’s income does not change. For a home with a median market value of $188,700, the bill is shaped by how local assessments compare with that value and by the rates applied in Sullivan County.

The typical property tax burden in Ferndale is substantial. The median tax bill is $4,802, which is above the national median property tax bill of $2,400 and reflects the higher-than-average cost homeowners face here. Bills can vary widely, with the 25th percentile at $3,893 and the 75th percentile at $7,135, while the 90th percentile reaches $9,432. For homeowners, that means even modest changes in assessment or tax rates can have a noticeable impact on annual housing costs.

Property Tax Bills Across Ferndale, Sullivan County, New York

Source: Ownwell

$2,184

$6,590

$10,996

Median Ferndale Tax Bill

$4,802

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 Ferndale, Sullivan County, New York

Zip	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
12734	$2,251	$3,893	$4,802	$7,135	$9,432

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 Ferndale, New York

How are property taxes calculated in Ferndale, New York?

Property taxes in Ferndale, 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 Ferndale, New York?

To appeal your property taxes in Ferndale, 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 Ferndale, New York?

Common property tax exemptions in Ferndale, 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 Ferndale, New York?

Property tax deadlines in Ferndale, 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 Ferndale, New York?

Ownwell provides professional property tax appeal services in Ferndale, 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.