By Brian Caplicki, Licensed Real Estate Associate Broker · Caplicki Home Team at Keller Williams Hudson Valley United · Updated November 10, 2026 · 8 min read
In most Orange County towns, plan on roughly $17 to $23 a year for every $1,000 your house is worth. On a $500,000 house that is about $8,900 in the Town of Wallkill and about $11,900 in the City of Middletown. Fire, ambulance and library districts add about $1 to $2 more per $1,000 in most towns.
Updated November 2026 The short version: In most towns, budget about 1.9 to 2.4 percent of the price a year once fire, ambulance and library are counted, more in a village. Then get the house's actual tax bill. The school district changes the number more than the town does. Rates from Orange County's 2026 town, county and school tax rates, converted to market value. Village figures from each village's budget. STAR from the NYS Department of Taxation and Finance, 2026-27. Put together by the Caplicki Home Team. |
A tax bill in Orange County, New York, is really three or four bills from different governments. The county, the town or city, the school district and sometimes a village each set their own rate. That is why two houses at the same price can pay very different taxes a few miles apart.
Here is what each town actually charges, in plain dollars.
How much are property taxes in each Orange County town?
| Town or city | Main school district | Tax per $1,000 of value | On a $500,000 house |
|---|---|---|---|
| Town of Goshen | Goshen | $18.43 | $9,200 |
| Town of Wallkill (Middletown mailing address) | Middletown | $17.77 | $8,900 |
| Town of New Windsor | Newburgh | $18.33 | $9,200 |
| Town of Monroe | Monroe-Woodbury | $19.83 | $9,900 |
| Town of Chester | Chester | $21.84 | $10,900 |
| City of Middletown | Middletown | $23.80 | $11,900 |
Source: Orange County Real Property Tax Service, 2026 county and town tax rates (billed January 2026) and 2026-27 school tax rates, converted from assessed value to market value with New York State equalization rates. Our calculation. Rates are per $1,000 of market value for a house outside any village. Fire, library, ambulance, water and sewer districts are not included here; see the full tax picture below. Bills on a $500,000 house are rounded to the nearest $100.
Of these six, the Town of Wallkill came in lowest, at about $17.77 per $1,000. The City of Middletown was highest, at about $23.80. On the same $500,000 house, that is a gap of about $3,000 a year.
A rate of $20 per $1,000 is the same as 2 percent of the value each year. So a $25 rate means about 2.5 percent.
These are this year's rates: town and county taxes billed in January 2026 and school taxes for 2026-27. Treat the dollar figures as a close estimate, not a quote, because your bill is based on your own assessment.
What would a typical house in each town pay?
Prices differ by town, so the tax rate alone does not tell the whole story. Over the past year a typical single-family house sold for about $584,500 in Goshen and about $542,500 in Monroe, per OneKey MLS. At each town's rate, both come to about $10,800 a year.
Chester is the one that stands out. A typical Chester house sold for about $575,000, close to Goshen, but at Chester's rate it pays roughly $12,600 a year. That is about $1,800 more than a similar house in Goshen.
In New Windsor, a typical house sold for about $492,000. In the Newburgh school district that comes to roughly $9,000 a year.
What is the tax rate for every town and school district in Orange County?
| Town or city | School district | Tax per $1,000 of value | On a $500,000 house |
|---|---|---|---|
| Town of Blooming Grove | Chester | $20.94 | $10,500 |
| Town of Blooming Grove | Monroe-Woodbury | $22.08 | $11,000 |
| Town of Blooming Grove | Washingtonville | $20.22 | $10,100 |
| Town of Chester | Chester | $21.84 | $10,900 |
| Town of Chester | Goshen | $20.85 | $10,400 |
| Town of Chester | Monroe-Woodbury | $22.98 | $11,500 |
| Town of Chester | Warwick Valley | $20.54 | $10,300 |
| Town of Cornwall | Cornwall | $22.53 | $11,300 |
| Town of Cornwall | Newburgh | $18.58 | $9,300 |
| Town of Cornwall | Washingtonville | $20.53 | $10,300 |
| Town of Crawford | Pine Bush | $19.26 | $9,600 |
| Town of Crawford | Valley | $18.83 | $9,400 |
| Town of Deerpark | Port Jervis | $18.24 | $9,100 |
| Town of Goshen | Chester | $19.42 | $9,700 |
| Town of Goshen | Florida | $20.36 | $10,200 |
| Town of Goshen | Goshen | $18.43 | $9,200 |
| Town of Goshen | Middletown | $17.20 | $8,600 |
| Town of Greenville | Minisink Valley | $17.84 | $8,900 |
| Town of Hamptonburgh | Goshen | $17.74 | $8,900 |
| Town of Hamptonburgh | Valley | $17.04 | $8,500 |
| Town of Hamptonburgh | Washingtonville | $18.00 | $9,000 |
| Town of Highlands | Haverstraw | $28.43 | $14,200 |
| Town of Highlands | Highland Falls-Fort Montgomery | $19.08 | $9,500 |
| City of Middletown | Middletown | $23.80 | $11,900 |
| Town of Minisink | Minisink Valley | $16.97 | $8,500 |
| Town of Monroe | Monroe-Woodbury | $19.83 | $9,900 |
| Town of Montgomery | Pine Bush | $16.76 | $8,400 |
| Town of Montgomery | Valley | $16.33 | $8,200 |
| Town of Montgomery | Wallkill | $18.46 | $9,200 |
| Town of Mount Hope | Minisink Valley | $17.89 | $8,900 |
| Town of Mount Hope | Pine Bush | $17.84 | $8,900 |
| Town of Mount Hope | Port Jervis | $17.77 | $8,900 |
| Town of New Windsor | Cornwall | $22.28 | $11,100 |
| Town of New Windsor | Newburgh | $18.33 | $9,200 |
| Town of New Windsor | Valley | $19.31 | $9,700 |
| Town of New Windsor | Washingtonville | $20.28 | $10,100 |
| Town of Newburgh | Marlboro | $19.43 | $9,700 |
| Town of Newburgh | Newburgh | $17.13 | $8,600 |
| Town of Newburgh | Valley | $18.11 | $9,100 |
| Town of Newburgh | Wallkill | $20.24 | $10,100 |
| City of Newburgh | Newburgh | $24.60 | $12,300 |
| Town of Tuxedo | Haverstraw | $26.53 | $13,300 |
| Town of Tuxedo | Monroe-Woodbury | $20.05 | $10,000 |
| Town of Tuxedo | Suffern | $19.45 | $9,700 |
| Town of Tuxedo | Tuxedo | $12.93 | $6,500 |
| Town of Wallkill | Goshen | $18.86 | $9,400 |
| Town of Wallkill | Middletown | $17.77 | $8,900 |
| Town of Wallkill | Minisink Valley | $18.65 | $9,300 |
| Town of Wallkill | Pine Bush | $18.60 | $9,300 |
| Town of Wallkill | Valley | $18.17 | $9,100 |
| Town of Warwick | Florida | $20.07 | $10,000 |
| Town of Warwick | Greenwood Lake | $18.25 | $9,100 |
| Town of Warwick | Tuxedo | $13.16 | $6,600 |
| Town of Warwick | Warwick Valley | $17.83 | $8,900 |
| Town of Wawayanda | Goshen | $16.93 | $8,500 |
| Town of Wawayanda | Middletown | $15.82 | $7,900 |
| Town of Wawayanda | Minisink Valley | $16.72 | $8,400 |
| Town of Woodbury | Cornwall | $20.18 | $10,100 |
| Town of Woodbury | Haverstraw | $26.51 | $13,300 |
| Town of Woodbury | Monroe-Woodbury | $20.03 | $10,000 |
Source: Orange County Real Property Tax Service, 2026 county and town tax rates (billed January 2026) and 2026-27 school tax rates, converted from assessed value to market value with New York State equalization rates. Our calculation. Rates are per $1,000 of market value for a house outside any village. Fire, library, ambulance, water and sewer districts are not included here; see the full tax picture below. Bills on a $500,000 house are rounded to the nearest $100.
Why does the school district matter more than the town?
School tax is the biggest part of every bill. It is more than half of the bill in the City of Middletown, about 3 out of every 4 tax dollars in Goshen and about 8 out of 10 in Monroe.
Many Orange County towns are split among several school districts, and each district has its own rate. Here is how much the rate moves inside just two towns.
| Town | School district | Tax per $1,000 of value | On a $500,000 house |
|---|---|---|---|
| Town of New Windsor | Newburgh | $18.33 | $9,200 |
| Town of New Windsor | Valley | $19.31 | $9,700 |
| Town of New Windsor | Washingtonville | $20.28 | $10,100 |
| Town of New Windsor | Cornwall | $22.28 | $11,100 |
| Town of Chester | Warwick Valley | $20.54 | $10,300 |
| Town of Chester | Goshen | $20.85 | $10,400 |
| Town of Chester | Chester | $21.84 | $10,900 |
| Town of Chester | Monroe-Woodbury | $22.98 | $11,500 |
Source: Orange County 2026 town, county and school tax rates, converted to market value. Our calculation. Outside any village. Special districts not included.
A mailing address will not tell you the district. Confirm the district by the exact address before you make an offer.
How much more do you pay to live in a village?
Village homes pay a village tax on top of the county, town and school bills. In exchange, the village provides things like its own police, streets and parks. Here is roughly what each village adds.
| Village | Adds about, per $1,000 of value | On a $500,000 house |
|---|---|---|
| Village of Monroe | $5.20 | $2,600 |
| Village of Goshen | $6.50 | $3,200 |
| Village of Chester | $9.50 | $4,700 |
Source: Village of Monroe 2026-27 budget ($47.88 per $1,000 of assessed value) and Village of Goshen 2026-27 budget ($17.92 per $1,000 of assessed value), converted to market value with New York State's 2025 equalization rates for each town. Village of Chester estimated from its 2025-26 tax levy and the village's 2025 assessment roll. Our calculation, rounded.
What else shows up on an Orange County tax bill?
The rates above already include the town tax, the county tax and the school tax. Most houses also pay a few special district taxes, billed right along with them. The three that almost everyone pays are fire, ambulance and library.
| Town | Fire district | Ambulance | Library |
|---|---|---|---|
| Town of Goshen | $0.53 to $0.84 | $0.13 | $0.62 |
| Town of Wallkill | $0.72 to $2.65 | $0.25 | $0.57 |
| Town of New Windsor | $0.75 to $1.59 | $0.25 | $0.65 |
| Town of Monroe | $0.62 or $3.71 | none listed | $0.39 |
| Town of Chester | $0.84 | $0.43 | $0.29 |
| City of Middletown | none (city fire department) | none | none |
Per $1,000 of market value. Source: Orange County 2026 town and county tax rates (fire and ambulance) and 2026-27 school tax rates (library), converted to market value with New York State equalization rates. Our calculation. Where a town has more than one fire district, the range shows the lowest and highest.
Fire districts are where the surprise usually is. In the Town of Wallkill, one fire district costs almost four times another. The Town of Monroe has two fire rates on its 2026 roll, about $0.62 and about $3.71 per $1,000, and which one applies depends on the address. Water, sewer and lighting districts can add more on some streets.
What is the full tax picture, town by town?
Add it all up and here is roughly what a house pays per $1,000 of value, with fire, ambulance and library included.
| Place, outside any village | County, town and school | With fire, ambulance and library | On a $500,000 house |
|---|---|---|---|
| Town of Goshen | $18.43 | about $19.90 | about $9,900 |
| Town of Wallkill | $17.77 | $19.30 to $21.20 | $9,700 to $10,600 |
| Town of New Windsor (Newburgh schools) | $18.33 | $20.00 to $20.80 | $10,000 to $10,400 |
| Town of Monroe | $19.83 | $20.80 or $23.90 | $10,400 or $12,000 |
| Town of Chester | $21.84 | about $23.40 | about $11,700 |
| City of Middletown | $23.80 | about $23.80 | about $11,900 |
Source: Orange County 2026 town, county and school tax rates, converted to market value. Our calculation, rounded. Water, sewer and lighting districts and STAR are not included.
Inside a village, the village tax goes on top, and the village usually runs its own fire department. Counting county, town, school and village together, the Village of Goshen comes to about $23.20 per $1,000, the Village of Monroe about $24.30 and the Village of Chester about $28.30, plus a library charge of about $0.30 to $0.60. On a $500,000 house that is roughly $11,600 to $14,200 a year.
Bills also arrive at different times. Town and county taxes come in January, with fire, ambulance and library on the same bill or the school bill. School taxes come in late summer. Village taxes come in June. Our guide to property taxes in Goshen, NY walks through a full bill line by line, and so does our guide to property taxes in Middletown, NY.
How much does STAR take off the bill?
STAR is New York's school tax break for homeowners who live in the house. New owners register with the state and get the STAR credit as a check each year, as long as household income is $500,000 or less.
| School district | Basic STAR, up to | Enhanced STAR (seniors), up to |
|---|---|---|
| Monroe-Woodbury (Town of Monroe) | $681 | $1,956 |
| Chester (Town of Chester) | $643 | $1,765 |
| Goshen (Town of Goshen) | $620 | $1,740 |
| Middletown (Town of Wallkill) | $577 | $1,616 |
| Middletown (City of Middletown) | $548 | $1,574 |
| Newburgh (Town of New Windsor) | $543 | $1,561 |
Source: NYS Department of Taxation and Finance, maximum 2026-27 STAR exemption savings, Orange County, updated April 23, 2026. The STAR credit for newer owners is close to these amounts.
If you are buying: how do you know what a house's taxes will be?
Ask for the actual tax bills, all of them: town and county, school, and village if there is one. That is the most reliable number you will get.
In New York, a house is not reassessed just because it sold. You take over the seller's assessment. So the current bill, not your purchase price times a rate, is the best guide to year one.
Then add taxes to your monthly payment. Every $1,000 a year in taxes is about $83 a month. Run it through our mortgage calculator before you fall for a house, and read our buyers guide.
If you are selling: do high taxes hurt your price?
Buyers shop by monthly payment, so they notice taxes. A house that pays $2,000 a year more than the one down the road costs a buyer about $167 more a month. Some buyers will offer less to make up for it.
Have your tax bills ready on day one, and show STAR and any exemptions. If you think your assessment is too high, a grievance can help the next owner too. Then see how to price your house to sell and how we market a house.
What do these numbers not tell you?
They are town averages. Fire and water districts vary street by street, and STAR comes off the school bill. Your bill depends on your own assessment, your school district, your fire district and whether you are in a village. Budgets change every year.
For a tax estimate on a specific house, ask us. We pull the actual bills before our clients make an offer.
Comparing towns?
See prices, schools and commutes in our town guides for Goshen, Monroe, Chester, New Windsor and Middletown, or the Orange County overview.
Want the real tax number on a house?
Selling: get a free estimate of what your house would sell for today, based on recent sales near you.
Buying: call or text the team at 845-237-2368 and we will pull the tax bills on any house you are considering.
Orange County property tax questions buyers and sellers ask us
How much are property taxes in Orange County, NY?
In most towns, plan on roughly $17 to $23 a year for every $1,000 a house is worth, before village and fire district taxes and before STAR. On a $500,000 house that is about $8,900 in the Town of Wallkill and about $11,900 in the City of Middletown, using 2026 rates. Fire, ambulance and library districts add about $1 to $2 more per $1,000 in most towns, sometimes more.
Which Orange County town has the lowest property taxes?
The lowest rates are in the Tuxedo school district, about $13 per $1,000 of value. Among the towns where most buyers look, Wawayanda, Montgomery and the Town of Wallkill run about $16 to $18. Of the six places in our main table, the City of Middletown was highest, at about $23.80. The full table in this post lists every town and school district.
Why are taxes so different between two houses in the same town?
Mostly the school district. School tax is more than half of every bill, and many Orange County towns are split among several districts. In New Windsor the rate runs from about $18.30 to $22.30 per $1,000 depending on the district. Village, fire and library districts add more.
How much does living in a village add to my taxes?
Roughly $5 to $10 a year per $1,000 of value. By our math it is about $5.20 in the Village of Monroe and $6.50 in the Village of Goshen. The Village of Chester adds about $9.50. These come from each village's 2025-26 or 2026-27 budget.
What are the fire, ambulance and library taxes on an Orange County bill?
They are special district taxes billed with the town and county or school taxes. In most towns they add about $1 to $2 a year per $1,000 of value. Fire districts vary the most: in the Town of Wallkill they run from about $0.72 to $2.65, and the Town of Monroe has one fire rate near $3.70. The City of Middletown has no fire district tax because the city runs its own department.
Do my taxes go up when I buy a house in New York?
Not because you bought it. New York towns are not allowed to reassess a house just because it sold. You take over the seller's assessment, so the current tax bill is the best guide to what you will pay. Rates still change every year with town and school budgets.
How much is the STAR credit worth in Orange County?
For 2026-27, Basic STAR is worth up to about $550 to $700 a year in the districts on this page, and Enhanced STAR for seniors up to about $1,550 to $2,000. New owners register with New York State for the STAR credit, which arrives as a check.
Can I lower my property taxes in Orange County?
If your assessment is too high for what the house is worth, you can file a grievance with your town. In most towns the deadline is Grievance Day, the fourth Tuesday in May. Check your town assessor's date before you file.
The Caplicki Home Team is a Keller Williams Hudson Valley United real estate team based in Middletown, NY, serving Orange County, New York, and Sullivan County, New York. Helping local families buy and sell since 2000. Reach us at 845-237-2368 or brian@caplickihometeam.com.
