Franklin County, New York Property Taxes
Property Taxes in Franklin County, New York
Median Franklin County effective property tax rate: 1.90%, significantly higher than the national median of 1.02%.
Median Franklin County home value: $128,525
Median annual Franklin County tax bill: $2,503, higher than the national median property tax bill of $2,400.
How are property taxes in Franklin County calculated?
Property taxes in Franklin County 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 Franklin County’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Franklin or another part of Franklin County, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Franklin County, New York Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.9%
Estimate Property Tax Bill
$2,442
$2,266
How Does the Franklin County Property Tax Calculator Work?
Use this Franklin County property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Franklin County's median effective tax rate of 1.90% to generate your estimate.
Enter your property's estimated assessed value — the figure used for tax purposes, which is typically lower than market value after applicable exemptions. Our calculator uses the median effective rate for a more accurate estimate than the statutory millage rate alone.
Your actual bill may vary based on your specific exemptions, local school district levies, and any special assessment districts that apply to your property. Franklin County's median property tax bill is $2,503, which is $103 higher than the state median and above the national median property tax rate of 1.02% and national median property tax bill of $2,400.
For a more precise estimate, scroll down to explore city and ZIP code-level tax rate trends across Franklin County.
Property Tax Rates Across Franklin County, New York
What Are Effective Property Tax Rates Across Franklin County?
Local government entities set tax rates, which vary widely across Franklin County. Each year, the county estimates its budget for public services and divides that total by the assessed value of all taxable property within its jurisdiction.
Below, compare Franklin County's effective property tax rate to other counties in New York or the U.S. median of 1.02%.
Franklin County's median effective rate stands at 1.90%, which is higher than the national median of 1.02%. Within Franklin County, the highest rate is found in Saint Regis Falls at 2.45%, while Bombay has the lowest at 1.19%.
These variations reflect differences in local school district levies, special district levies assessments, and special district bonds — which compound the base county rate.
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 Franklin County Tax Rate
1.90%
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 New York Tax Rate
1.90%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Franklin County, New York
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bloomingdale | 1.10% | 1.34% | 1.43% | 1.43% | 1.43% |
| Bombay | 0.72% | 0.94% | 1.19% | 1.23% | 1.83% |
| Brainardsville | 1.76% | 2.13% | 2.36% | 3.00% | 3.95% |
| Brushton | 1.09% | 1.51% | 2.05% | 2.15% | 3.39% |
| Burke | 1.27% | 1.64% | 2.08% | 2.34% | 3.45% |
| Chateaugay | 1.02% | 1.45% | 1.69% | 1.87% | 2.76% |
| Constable | 0.98% | 1.32% | 1.56% | 1.80% | 2.27% |
| Dickinson Center | 1.33% | 1.81% | 2.37% | 2.37% | 3.68% |
| Fort Covington | 0.95% | 1.28% | 1.51% | 1.68% | 2.37% |
| Gabriels | 0.93% | 1.09% | 1.19% | 1.40% | 2.01% |
| Hogansburg | 1.10% | 1.27% | 1.88% | 1.88% | 1.88% |
| Lake Clear | 0.95% | 1.12% | 1.25% | 1.25% | 1.25% |
| Loon Lake | 1.34% | 1.43% | 1.43% | 1.43% | 1.78% |
| Lyon Mountain | 1.32% | 1.65% | 1.77% | 1.77% | 1.78% |
| Malone | 1.36% | 1.75% | 1.93% | 2.74% | 3.15% |
| Moira | 1.00% | 1.44% | 2.02% | 2.20% | 3.49% |
| North Bangor | 1.19% | 1.62% | 1.97% | 2.19% | 3.25% |
| North Lawrence | 1.34% | 1.66% | 2.23% | 3.43% | 3.49% |
| Owls Head | 1.60% | 1.84% | 2.10% | 2.10% | 3.18% |
| Paul Smiths | 1.06% | 1.14% | 1.22% | 1.29% | 1.51% |
| Rainbow Lake | 1.12% | 1.20% | 1.26% | 1.36% | 1.51% |
| Saint Regis Falls | 1.60% | 2.29% | 2.45% | 2.73% | 4.00% |
| Saranac Lake | 1.15% | 1.23% | 1.25% | 2.03% | 2.13% |
| Tupper Lake | 1.25% | 1.93% | 2.22% | 2.90% | 3.19% |
| Vermontville | 1.16% | 1.35% | 1.43% | 1.43% | 1.45% |
| Au Sable Forks | N/A | N/A | N/A | N/A | N/A |
| Dickinson Ctr | N/A | N/A | N/A | N/A | N/A |
| Harrietstown | N/A | N/A | N/A | N/A | N/A |
| Onchiota | N/A | N/A | N/A | N/A | N/A |
| Saranac | N/A | N/A | N/A | N/A | N/A |
| Whippleville | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Franklin County, New York
When examining property taxes in Franklin County, 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 Franklin County assessor 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 Franklin 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. The median tax bill in Franklin County is $2,503, compared with the national median property tax bill of $2,400 and the national median property tax rate of 1.02%. Tax bills range significantly across the county, from $1,047 in Brainardsville to $4,320 in Saranac Lake, while Rainbow Lake has the highest median home price at $327,000.
Property Tax Assessment Values Across Franklin County, New York
Source: Ownwell
$50,985
$188,993
$327,000
Median Franklin County Market Value
$128,525
Median New York Market Value
$312,500
Median United States Market Value
$235,294
Property Tax Assessment Values Across Franklin County, New York
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bloomingdale | $21,688 | $39,375 | $159,531 | $298,438 | $400,344 |
| Bombay | $34,609 | $65,938 | $119,557 | $164,233 | $250,233 |
| Brainardsville | $10,000 | $26,842 | $54,079 | $86,908 | $110,000 |
| Brushton | $35,066 | $58,602 | $96,471 | $142,500 | $211,093 |
| Burke | $42,142 | $80,000 | $125,000 | $185,000 | $251,520 |
| Chateaugay | $40,278 | $76,316 | $133,500 | $188,226 | $270,000 |
| Constable | $35,613 | $67,776 | $113,960 | $156,695 | $222,735 |
| Dickinson Center | $36,537 | $59,016 | $98,358 | $136,269 | $202,157 |
| Fort Covington | $29,297 | $59,883 | $94,141 | $142,266 | $212,688 |
| Gabriels | $108,400 | $145,600 | $259,500 | $323,800 | $427,340 |
| Hogansburg | $65,718 | $86,207 | $103,448 | $147,872 | $237,049 |
| Lake Clear | $96,563 | $156,484 | $237,500 | $354,084 | $556,875 |
| Loon Lake | $79,219 | $113,516 | $219,063 | $275,390 | $304,063 |
| Lyon Mountain | $62,750 | $114,868 | $198,618 | $313,191 | $428,250 |
| Malone | $43,137 | $71,972 | $116,863 | $174,510 | $260,627 |
| Moira | $35,147 | $56,176 | $88,095 | $133,898 | $190,970 |
| North Bangor | $34,485 | $59,509 | $105,172 | $151,865 | $218,722 |
| North Lawrence | $27,366 | $55,368 | $85,956 | $171,985 | $215,382 |
| Owls Head | $30,816 | $51,447 | $105,658 | $216,447 | $307,447 |
| Paul Smiths | $135,500 | $199,975 | $268,350 | $627,875 | $2,039,260 |
| Rainbow Lake | $90,800 | $199,500 | $327,000 | $578,075 | $861,900 |
| Saint Regis Falls | $11,704 | $23,333 | $50,985 | $92,936 | $150,307 |
| Saranac Lake | $115,516 | $181,091 | $253,594 | $432,110 | $899,772 |
| Tupper Lake | $69,458 | $100,714 | $151,642 | $273,464 | $615,073 |
| Vermontville | $39,063 | $89,532 | $171,875 | $302,812 | $575,469 |
| Au Sable Forks | N/A | N/A | N/A | N/A | N/A |
| Dickinson Ctr | N/A | N/A | N/A | N/A | N/A |
| Harrietstown | N/A | N/A | N/A | N/A | N/A |
| Onchiota | N/A | N/A | N/A | N/A | N/A |
| Saranac | N/A | N/A | N/A | N/A | N/A |
| Whippleville | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Franklin County, New York
Property tax bills in Franklin County 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 bill can increase even if the homeowner has not made major changes to the home. Local budgets, school funding, and other public services all play a role in determining the final amount.
For Franklin County, the median home price is $128,525, and property tax bills vary widely across the county. The 25th percentile tax bill is $1,385, while the 75th percentile reaches $4,135. At the high end, the 90th percentile tax bill is $6,550. Saranac Lake has the highest median tax bill at $4,320, while Brainardsville has the lowest at $1,047. For homeowners, this means property taxes can be a major ongoing housing cost, especially in areas where assessed values and local rates are higher than the national median property tax bill of $2,400.
Median Franklin County Tax Bill
$2,503
Median New York Tax Bill
$5,420
Median United States Tax Bill
$2,400
Property Tax Bills Across Franklin County, New York
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Bloomingdale | $306 | $559 | $2,032 | $3,948 | $5,187 |
| Bombay | $405 | $706 | $1,241 | $1,817 | $2,857 |
| Brainardsville | $306 | $877 | $1,047 | $1,803 | $2,120 |
| Brushton | $581 | $1,004 | $1,788 | $2,762 | $3,967 |
| Burke | $793 | $1,621 | $2,571 | $3,862 | $5,086 |
| Chateaugay | $601 | $1,281 | $2,216 | $3,222 | $4,653 |
| Constable | $500 | $993 | $1,720 | $2,564 | $3,762 |
| Dickinson Center | $747 | $1,229 | $2,117 | $3,062 | $4,529 |
| Fort Covington | $477 | $838 | $1,514 | $2,228 | $3,150 |
| Gabriels | $1,232 | $2,011 | $2,807 | $4,192 | $5,669 |
| Hogansburg | $996 | $1,400 | $1,772 | $2,312 | $4,244 |
| Lake Clear | $1,159 | $1,652 | $2,785 | $4,292 | $7,019 |
| Loon Lake | $1,132 | $1,801 | $3,129 | $3,805 | $4,343 |
| Lyon Mountain | $850 | $1,748 | $3,273 | $5,197 | $6,410 |
| Malone | $803 | $1,524 | $2,569 | $3,909 | $5,769 |
| Moira | $562 | $948 | $1,665 | $2,601 | $3,984 |
| North Bangor | $614 | $1,137 | $1,936 | $3,050 | $4,334 |
| North Lawrence | $600 | $948 | $1,729 | $3,459 | $5,625 |
| Owls Head | $541 | $1,033 | $2,012 | $4,628 | $6,780 |
| Paul Smiths | $1,456 | $2,279 | $3,209 | $7,848 | $25,511 |
| Rainbow Lake | $1,204 | $2,418 | $4,114 | $7,514 | $11,191 |
| Saint Regis Falls | $286 | $564 | $1,229 | $2,414 | $3,706 |
| Saranac Lake | $1,767 | $2,800 | $4,320 | $6,688 | $11,955 |
| Tupper Lake | $1,691 | $2,523 | $3,776 | $5,845 | $10,879 |
| Vermontville | $519 | $1,166 | $2,387 | $4,076 | $8,018 |
| Au Sable Forks | N/A | N/A | N/A | N/A | N/A |
| Dickinson Ctr | N/A | N/A | N/A | N/A | N/A |
| Harrietstown | N/A | N/A | N/A | N/A | N/A |
| Onchiota | N/A | N/A | N/A | N/A | N/A |
| Saranac | N/A | N/A | N/A | N/A | N/A |
| Whippleville | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Don't miss the deadline to file a grievance!
Dates | |
|---|---|
| Appeal Deadline | May 26 |
Links | |
|---|---|
| Franklin Assessment Review Commission | |
| Website | maps.dancgis.org |