Pond Eddy, Sullivan County, New York Property Taxes
Property Taxes in Pond Eddy, New York
Median Pond Eddy, New York effective property tax rate: 1.84%, significantly higher than the national median of 1.02%, and lower than the New York state median of 1.90%.
Median Pond Eddy, New York home value: $258,596
Median annual Pond Eddy, New York tax bill: $4,688, $2,288 higher than the national median property tax bill of $2,400.
How are property taxes in Sullivan calculated?
Property taxes in Pond Eddy, 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 Pond Eddy's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Pond Eddy, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Pond Eddy, Sullivan County, New York Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.84%
Estimate Property Tax Bill
$4,758
$4,415
How Does the Pond Eddy Property Tax Calculator Work?
Use this Pond Eddy property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Pond Eddy's median effective tax rate of 1.84% — based on actual property records in Sullivan County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Pond Eddy'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 Pond Eddy: rates range from 1.84% in 12770 to 1.84% in 12770, 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 Pond Eddy.
About Pond Eddy Property Taxes
About Property Taxes in Pond Eddy, Sullivan, New York
Pond Eddy’s median effective property tax rate of 1.84% is lower 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 Pond Eddy. Homeowners in the 12770 ZIP code carry a median effective rate of 1.84%, while those in 12770 pay 1.84%. 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 Pond Eddy you live in can make a meaningful difference to your annual tax bill.
Pond Eddy 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 Pond Eddy, 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 Pond Eddy'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 Pond Eddy Tax Rate
1.84%
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 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 Pond Eddy, Sullivan County, New York
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 12770 | 1.83% | 1.84% | 1.84% | 1.84% | 1.84% |
Source: Ownwell
Property Tax Assessment Values Across Pond Eddy, Sullivan County, New York
When examining property taxes in Pond Eddy, 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 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 Sullivan County, assessment notices are sent in May 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 Pond Eddy.
For example, the median home price in Pond Eddy is $258,596, with tax bills ranging significantly across the county. 12770 has the highest median home price at $258,596.
Property Tax Assessment Values Across Pond Eddy, Sullivan County, New York
Source: Ownwell
$133,333
$281,742
$430,150
Median Pond Eddy Market Value
$258,596
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 Pond Eddy, Sullivan County, New York
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 12770 | $111,754 | $184,824 | $258,596 | $386,316 | $492,193 |
Source: Ownwell
Property Tax Bills Across Pond Eddy, Sullivan County, New York
Property tax bills in Pond Eddy are based on the assessed value of a home and the local tax rate set by Sullivan County and other taxing authorities. For a home with a median market value of $258,596, the bill reflects how much of that value is taxable after assessment rules are applied.
The amount a homeowner pays can vary widely because tax bills depend on the home’s assessed value, local budgets, and any exemptions that may apply. In Pond Eddy, the median property tax bill is $4,688, which is above the national median property tax bill of $2,400 and the national median property tax rate of 1.02%.
For many homeowners, this means property taxes can be a major part of annual housing costs. Bills in the area range from $3,321 at the 25th percentile to $8,981 at the 90th percentile, showing how much location and assessment differences can affect what residents owe.
Median Pond Eddy Tax Bill
$4,688
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 Pond Eddy, Sullivan County, New York
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 12770 | $1,960 | $3,321 | $4,688 | $6,851 | $8,981 |
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 |