Nichols, Tioga County, New York Property Taxes
Property Taxes in Nichols, New York
Median Nichols, New York effective property tax rate: 1.73%, significantly higher than the national median of 1.02%, and lower than the New York state median of 1.90%.
Median Nichols, New York home value: $127,174
Median annual Nichols, New York tax bill: $2,378, $22 lower than the national median property tax bill of $2,400.
How are property taxes in Tioga calculated?
Property taxes in Nichols, 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 Nichols's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Nichols, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Nichols, Tioga County, New York Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.73%
Estimate Property Tax Bill
$2,200
$2,042
How Does the Nichols Property Tax Calculator Work?
Use this Nichols property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Nichols's median effective tax rate of 1.73% — based on actual property records in Tioga 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 Nichols'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 Nichols: rates range from 1.73% in 13812 to 1.73% in 13812, 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 Nichols.
About Nichols Property Taxes
About Property Taxes in Nichols, Tioga, New York
Nichols’s median effective property tax rate of 1.73% is lower than the New York state median of 1.90% and higher than the national median of 1.02%. This rate reflects the Tioga 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 Nichols. Homeowners in the 13812 ZIP code carry a median effective rate of 1.73%, while those in the lowest ZIP code pay 1.73%. This spread — 0.00 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Tioga County. Understanding which part of Nichols you live in can make a meaningful difference to your annual tax bill.
Nichols 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 Nichols, Tioga 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 Nichols'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 Nichols Tax Rate
1.73%
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 Tioga County Tax Rate
2.70%
Median Effective New York Tax Rate
1.90%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Nichols, Tioga County, New York
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 13812 | 1.73% | 1.73% | 1.73% | 2.41% | 2.41% |
Source: Ownwell
Property Tax Assessment Values Across Nichols, Tioga County, New York
When examining property taxes in Nichols, 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 Tioga 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 Tioga 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 Nichols.
For example, the median home price in Nichols is $127,174, with tax bills ranging significantly across the county. 13812 has the highest median home price at $127,174.
Property Tax Assessment Values Across Nichols, Tioga County, New York
Source: Ownwell
$91,074
$139,602
$188,130
Median Nichols Market Value
$127,174
Median Tioga County Market Value
$145,794
Median New York Market Value
$312,500
Median United States Market Value
$235,294
Property Tax Assessment Values Across Nichols, Tioga County, New York
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 13812 | $54,348 | $92,391 | $127,174 | $163,043 | $213,788 |
Source: Ownwell
Property Tax Bills Across Nichols, Tioga County, New York
Property tax bills in Nichols are based on the assessed value of a home and the local tax rate set by taxing authorities. The assessed value is compared with the market value of the property, and that figure is used to calculate what a homeowner owes each year. For many homeowners, the amount can vary depending on changes in home value, local budgets, and any exemptions that may apply.
In Nichols, the median home price is $127,174, and the median property tax bill is $2,378, which is close to the national median property tax bill of $2,400. Bills can range from $1,712 at the 25th percentile to $3,158 at the 75th percentile, with the 90th percentile reaching $4,230. That means some homeowners pay below the national median, while others face a much higher annual bill.
Median Nichols Tax Bill
$2,378
Median Tioga County Tax Bill
$4,052
Median New York Tax Bill
$5,420
Median United States Tax Bill
$2,400
Property Tax Bills Across Nichols, Tioga County, New York
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 13812 | $1,029 | $1,712 | $2,378 | $3,158 | $4,230 |
Source: Ownwell
Don't miss the deadline to file a grievance!
Dates | |
|---|---|
| Appeal Deadline | May 26 |
Links | |
|---|---|
| Tioga Assessment Review Commission | |
| Website | beacon.schneidercorp.com |