Franklin County, New York Property Taxes

Name: Property Tax Bills Across Franklin County, New York
Creator: Ownwell
License: https://creativecommons.org/licenses/by-nc/4.0/

Median Franklin County effective property tax rate: 2.45%, significantly higher than the national median of 1.02%.
Median Franklin County home value: $100,730
Median annual Franklin County tax bill: $2,460, $60 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 your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Malone or another part of Franklin County, knowing local tax details benefits homeowners and investors.

Last Updated March 1, 2025

Franklin County, New York Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

2.45%

Estimate Property Tax Bill

$2,468

$2,290

Ownwell’s Franklin County Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Franklin County with just two data points. By entering your property's estimated assessed value, our calculator applies Franklin County’s median effective tax rate to accurately estimate your property tax bill. Note that your property's assessed value — determined by your county — reflects any exemptions you may have, ensuring a more precise calculation for your property tax obligations. This insightful tool helps you understand potential tax liabilities and highlights how Ownwell can assist in reducing property taxes in Franklin County. For those interested in more localized information, please scroll down to explore city-level trends!

Property Tax Rates Across Franklin County, New York

Local government entities determine tax rates, and these can differ significantly across a state. This variation arises because each county annually calculates its budget needs for providing services and then divides this by the total value of all taxable property within its jurisdiction, resulting in the property tax rate. While voting and legislative processes play a role in setting these rates and budgets, this is essentially the annual procedure.

Franklin County in New York, for instance, has an effective property tax rate of 2.45%, which is notably higher than the national median property tax rate of 1.02%. Within Franklin County, Dickinson Center experiences the highest median tax rate at 3.03%, while Gabriels has the lowest at 1.52%. These figures highlight the significant variation in property tax rates even within a single county. Such disparities emphasize the importance of understanding local tax dynamics, as they can greatly impact property tax bills, which in Franklin County are substantially higher than the national median property tax bill of $2,400.

Property Tax Rates Across Franklin County, New York

Source: Ownwell

1.52%

2.28%

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 Franklin County Tax Rate

2.45%

Median Effective New York Tax Rate

2.39%

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	1.71%	1.71%	1.71%	1.71%	1.71%
Bombay	1.50%	1.59%	1.59%	1.65%	1.65%
Brushton	1.90%	2.47%	2.62%	2.63%	2.64%
Burke	2.22%	2.47%	2.63%	2.69%	2.82%
Chateaugay	1.95%	1.95%	2.04%	2.39%	2.39%
Constable	1.82%	1.82%	2.32%	2.32%	2.32%
Dickinson Center	2.73%	2.90%	3.03%	3.03%	3.13%
Fort Covington	1.82%	1.90%	1.90%	1.97%	1.97%
Gabriels	1.52%	1.52%	1.52%	1.52%	1.52%
Hogansburg	1.59%	1.65%	1.65%	1.65%	1.65%
Lake Clear	1.51%	1.60%	1.60%	1.60%	1.60%
Lyon Mountain	2.04%	2.04%	2.06%	2.06%	2.06%
Malone	2.37%	2.45%	2.45%	3.49%	3.49%
Moira	1.59%	2.62%	2.64%	2.64%	2.69%
North Bangor	2.42%	2.43%	2.47%	2.63%	2.66%
North Lawrence	2.48%	2.64%	2.64%	2.87%	2.87%
Owls Head	2.25%	2.25%	2.35%	2.64%	2.64%
Paul Smiths	1.51%	1.52%	1.52%	1.52%	1.52%
Rainbow Lake	1.52%	1.52%	1.52%	1.55%	1.56%
Saint Regis Falls	2.78%	2.96%	2.96%	2.96%	3.39%
Saranac Lake	1.51%	1.60%	1.60%	2.59%	2.59%
Tupper Lake	1.60%	2.06%	2.73%	3.13%	3.13%
Vermontville	1.71%	1.71%	1.71%	1.71%	1.71%
Au Sable Forks	N/A	N/A	N/A	N/A	N/A
Brainardsville	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
Loon Lake	N/A	N/A	N/A	N/A	N/A
Onchiota	N/A	N/A	N/A	N/A	N/A
Piercefield	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 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 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. 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 Franklin County.

For example, the median tax bill in Franklin County is $2,400, with tax bills ranging significantly across the county. Saranac Lake has the highest median home price at $257,404.

Property Tax Assessment Values Across Franklin County, New York

Source: Ownwell

$42,262

$149,833

$257,404

Median Franklin County Market Value

$100,730

Median New York Market Value

$255,644

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	$17,275	$31,438	$135,875	$239,906	$324,362
Bombay	$25,091	$49,805	$84,991	$119,145	$170,818
Brushton	$27,743	$45,941	$75,941	$112,816	$164,134
Burke	$34,000	$63,000	$100,000	$150,000	$210,000
Chateaugay	$32,809	$62,174	$101,449	$143,560	$208,328
Constable	$29,850	$52,632	$84,211	$121,053	$169,480
Dickinson Center	$26,484	$42,686	$71,758	$99,188	$138,847
Fort Covington	$25,065	$49,481	$77,013	$116,883	$169,429
Gabriels	$101,267	$126,298	$183,130	$231,527	$330,153
Hogansburg	$46,378	$62,272	$76,278	$108,634	$172,253
Lake Clear	$76,881	$119,554	$185,119	$272,381	$427,238
Lyon Mountain	$43,096	$64,124	$134,237	$259,887	$354,847
Malone	$32,846	$54,453	$87,591	$129,927	$191,854
Moira	$25,682	$42,353	$68,431	$100,794	$148,541
North Bangor	$26,972	$45,624	$82,222	$120,972	$173,525
North Lawrence	$20,330	$48,118	$68,941	$130,941	$165,882
Owls Head	$26,317	$44,209	$90,678	$186,300	$264,430
Paul Smiths	$70,321	$131,450	$191,756	$491,603	$1,355,969
Rainbow Lake	$65,084	$140,954	$257,404	$464,084	$668,504
Saint Regis Falls	$9,848	$19,494	$42,262	$76,708	$123,848
Saranac Lake	$84,500	$137,500	$191,310	$329,822	$705,940
Tupper Lake	$60,000	$85,618	$128,519	$229,815	$501,309
Vermontville	$31,250	$71,750	$138,750	$242,562	$455,275
Au Sable Forks	N/A	N/A	N/A	N/A	N/A
Brainardsville	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
Loon Lake	N/A	N/A	N/A	N/A	N/A
Onchiota	N/A	N/A	N/A	N/A	N/A
Piercefield	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

In Franklin County, NY, property tax bills are calculated based on the assessed value of a home, which is determined by the local assessor. This assessed value is then multiplied by the local tax rate to determine the annual property tax bill. The median home price in Franklin County is $100,730, and the property tax bills can vary significantly. For instance, the 25th percentile tax bill is approximately $1,407, while the 75th percentile tax bill is around $3,870. Homeowners in the 90th percentile face tax bills as high as $6,001. In comparison, the national median property tax bill is $2,400. The city of Saranac Lake has the highest median tax bill in the county at $4,098, whereas Saint Regis Falls has the lowest at $1,268. These variations can significantly impact homeowners, influencing their financial planning and decisions about homeownership. Understanding these factors is crucial for homeowners to manage their expenses effectively and anticipate changes in their property tax obligations.

Property Tax Bills Across Franklin County, New York

Source: Ownwell

$1,268

$2,683

$4,098

Median Franklin County Tax Bill

$2,460

Median New York Tax Bill

$5,938

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	$293	$535	$2,244	$4,068	$5,506
Bombay	$413	$813	$1,350	$1,882	$2,640
Brushton	$675	$1,076	$1,888	$2,774	$4,037
Burke	$915	$1,698	$2,555	$3,834	$5,255
Chateaugay	$683	$1,311	$2,173	$3,002	$4,270
Constable	$612	$1,100	$1,774	$2,569	$3,550
Dickinson Center	$793	$1,288	$2,148	$2,968	$4,014
Fort Covington	$478	$968	$1,478	$2,194	$3,154
Gabriels	$1,542	$1,923	$2,788	$3,524	$5,002
Hogansburg	$874	$1,055	$1,314	$1,785	$2,840
Lake Clear	$1,190	$1,908	$2,867	$4,334	$6,785
Lyon Mountain	$865	$1,257	$2,715	$5,181	$7,030
Malone	$878	$1,531	$2,495	$3,571	$5,100
Moira	$557	$1,035	$1,669	$2,531	$3,809
North Bangor	$685	$1,156	$2,048	$3,024	$4,219
North Lawrence	$583	$1,270	$1,819	$3,456	$4,157
Owls Head	$609	$1,019	$2,189	$4,771	$6,706
Paul Smiths	$1,063	$2,001	$2,907	$7,483	$20,439
Rainbow Lake	$984	$2,109	$3,870	$7,036	$10,389
Saint Regis Falls	$288	$577	$1,268	$2,298	$3,626
Saranac Lake	$1,654	$2,717	$4,098	$6,006	$11,338
Tupper Lake	$1,729	$2,470	$3,448	$5,128	$9,528
Vermontville	$527	$1,198	$2,299	$4,066	$7,627
Au Sable Forks	N/A	N/A	N/A	N/A	N/A
Brainardsville	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
Loon Lake	N/A	N/A	N/A	N/A	N/A
Onchiota	N/A	N/A	N/A	N/A	N/A
Piercefield	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