Property Taxes in Bemus Point, New York
Median Bemus Point, New York effective property tax rate: 1.98%, significantly higher than the national median of 1.02%, and higher than the New York state median of 1.90%.
Median Bemus Point, New York home value: $212,600
Median annual Bemus Point, New York tax bill: $4,078, $1,678 higher than the national median property tax bill of $2,400.
How are property taxes in Chautauqua calculated?
Property taxes in Bemus Point, 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 Bemus Point's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Bemus Point, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
How Does the Bemus Point Property Tax Calculator Work?
Use this Bemus Point property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Bemus Point's median effective tax rate of 1.98% — based on actual property records in Chautauqua 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 Bemus Point'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 Bemus Point: rates range from 1.98% in 14712 to 1.98% in 14712, 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 Bemus Point.
About Bemus Point Property Taxes
About Property Taxes in Bemus Point, Chautauqua, New York
Bemus Point's median effective property tax rate of 1.98% is higher than the New York state median of 1.90% and higher than the national median of 1.02%. This rate reflects the Chautauqua 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 Bemus Point. Homeowners in the 14712 ZIP code carry a median effective rate of 1.98%, while those in 14712 pay 1.98%. This spread — 0 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Chautauqua County. Understanding which part of Bemus Point you live in can make a meaningful difference to your annual tax bill.
Bemus Point 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 Bemus Point, Chautauqua 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 Bemus Point'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 Bemus Point Tax Rate
1.98%
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 Chautauqua County Tax Rate
2.41%
Median Effective New York Tax Rate
1.90%
Median Effective United States Tax Rate
1.27%
Property Tax Rates Across Bemus Point, Chautauqua County, New York
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 14712 | 1.55% | 1.87% | 1.98% | 2.03% | 2.14% |
Source: Ownwell
Property Tax Assessment Values Across Bemus Point, Chautauqua County, New York
When examining property taxes in Bemus Point, 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 Chautauqua 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 Chautauqua County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month when notices are sent.
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. For example, the median home price in Bemus Point is $212,600, with tax bills ranging significantly across the county. 14712 has the highest median home price at $212,600.
Property Tax Assessment Values Across Bemus Point, Chautauqua County, New York
Source: Ownwell
$53,208
$295,104
$537,000
Median Bemus Point Market Value
$212,600
Median Chautauqua County Market Value
$114,000
Median New York Market Value
$312,500
Median United States Market Value
$274,101
Property Tax Assessment Values Across Bemus Point, Chautauqua County, New York
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 14712 | $67,400 | $134,700 | $212,600 | $356,900 | $582,360 |
Source: Ownwell
Property Tax Bills Across Bemus Point, Chautauqua County, New York
Property tax bills in Bemus Point are calculated by applying the local tax rate to a home’s assessed value, which is based on the market value of the property. Local governments and school districts set the tax rates, so the final bill depends on both the assessment and the taxing jurisdictions that apply to the home.
For homeowners, this means two similar houses can have different tax bills if their assessed values or local tax rates differ. In Bemus Point, the median home price is $212,600, and the median property tax bill is $4,078 in ZIP code 14712, which is above the national median property tax bill of $2,400. Bills can range widely, with the 25th percentile at $2,466 and the 75th percentile at $7,256, showing how much location and assessment can affect what homeowners pay each year.
Median Bemus Point Tax Bill
$4,078
Median Chautauqua County Tax Bill
$2,651
Median New York Tax Bill
$5,420
Median United States Tax Bill
$3,209
Property Tax Bills Across Bemus Point, Chautauqua County, New York
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 14712 | $1,136 | $2,466 | $4,078 | $7,256 | $11,802 |
Source: Ownwell
Don't miss the deadline to file a grievance!
Dates | |
|---|---|
| Appeal Deadline | May 26 |
Links | |
|---|---|
| Chautauqua Assessment Review Commission | |
| Website | chautauquacounty.maps.arcgis.com |