$21,300 or $97,700: The Property Tax on the Same $3 Million House
The Roebling Report · By Corey Cohen · Principal, The Roebling Team at Compass
Across the 52 suburban and second-home towns NYC buyers most often weigh against an apartment, the estimated property tax on a $3 million house ranges from $21,300 a year to $97,700. The same purchase price can cost $1,770 a month in tax or $8,140.
When a Manhattan family starts looking at houses, the conversation begins with commute, space and price. The property tax arrives later, usually as a line on a listing sheet. It should arrive first. Outside the city it is the largest recurring cost of owning a house after the mortgage, it compounds for as long as you own, and it varies more from one town to the next than almost anything else in the search.
I built carrying-cost calculators for Long Island, Westchester, Connecticut, New Jersey and Boca Raton and Delray Beach from each state's official rate records. Run the same $3 million house through all 52 towns and the spread is 4.6 to 1.
Westchester carries the highest bills
Fourteen of the 16 highest estimates are in Westchester. Edgemont ($97,700), Irvington ($90,900) and Pelham ($77,900) lead the list; Scarsdale comes in at $58,300. The lowest estimate in Westchester, Rye at $44,500, still sits in the middle of the full ranking.
Connecticut and Bergen County's estate towns carry the lowest
Greenwich is the least expensive town in the study at an estimated $21,300, followed by Alpine ($21,800), Darien ($25,300), Saddle River ($25,600), Westport ($27,700) and New Canaan ($28,300). Against Scarsdale, a Greenwich buyer at the same price pays about $37,000 a year less: roughly $370,000 over a ten-year hold, before any change in rates.
A rate is a budget divided by a tax base. Where the base is large relative to what the town and its school district spend, the rate needed to raise the same dollars is lower. The rate, not the town's reputation, decides the bill.
Long Island's North Shore doubles within a few miles
The 11 Nassau towns run from Plandome at an estimated $27,900 to Syosset at $53,100. Manhasset ($32,100) and Port Washington ($43,200) face each other across Manhasset Bay; at $3 million the gap is about $11,000 a year. Village taxes account for part of it. Kings Point, Sands Point, Old Westbury, Brookville and Plandome each levy their own, billed separately from the county, town and school taxes.
Florida is not a low-tax answer at this price
Florida has no state income tax, and that changes a household's overall tax picture. On the house itself, the numbers are less different than buyers expect. With a homestead exemption, a $3 million house is estimated at $42,900 a year in Boca Raton and $47,000 in Delray Beach, the middle of this list. At $3 million, the homestead exemption saves about $700 a year.
Florida also works differently in one respect that matters more than the rate. Florida resets a house's assessment to market value the January after it sells, so a buyer pays on today's price. After that, Save Our Homes caps the annual increase on a homestead at 3%, or inflation if lower. A statewide ballot measure on November 3 would raise the non-school homestead exemption; the Florida figures here do not assume it passes.
In New York, Connecticut and New Jersey, you inherit the seller's bill
None of the three states reassesses a house when it sells. The buyer takes over the seller's assessment, so two $3 million houses on the same street can carry very different bills. In Nassau County, where assessment increases on a house are capped at 6% a year and 20% over five years, the county's value for recently sold houses ran at a median of 55% to 67% of the sale price, depending on the town.
That is why the estimates above are a starting point, not a quote. The tax actually owed on a specific house is on its current bill. Ask for it before you make an offer, and check whether the seller's figure reflects an exemption (STAR, senior, veteran) that will not carry over to you. A recent renovation or rebuild can also trigger a reassessment. Every carrying-cost calculator asks for the listing's taxes first and uses the town estimate only when that number is not available.
The 52 towns at $3 million
Estimated annual property tax on a $3 million single-family house, before exemptions. Florida figures assume a homestead.
| Town | Region | Est. annual tax at $3M | Per month | Range | |
|---|---|---|---|---|---|
| 1 | Greenwich | Connecticut | $21,300 | $1,770 | ±20% |
| 2 | Alpine | New Jersey | $21,800 | $1,820 | ±25% |
| 3 | Darien | Connecticut | $25,300 | $2,110 | ±15% |
| 4 | Saddle River | New Jersey | $25,600 | $2,130 | ±15% |
| 5 | Westport | Connecticut | $27,700 | $2,310 | ±15% |
| 6 | Plandome | Long Island | $27,900 | $2,330 | ±20% |
| 7 | New Canaan | Connecticut | $28,300 | $2,360 | ±15% |
| 8 | Manhasset | Long Island | $32,100 | $2,680 | ±20% |
| 9 | Rowayton | Connecticut | $34,300 | $2,860 | ±25% |
| 10 | Kings Point | Long Island | $35,100 | $2,930 | ±25% |
| 11 | Great Neck | Long Island | $38,400 | $3,200 | ±20% |
| 12 | Madison | New Jersey | $38,700 | $3,230 | ±15% |
| 13 | Sands Point | Long Island | $38,700 | $3,230 | ±20% |
| 14 | Millburn–Short Hills | New Jersey | $40,100 | $3,340 | ±15% |
| 15 | Fairfield | Connecticut | $40,300 | $3,360 | ±15% |
| 16 | Chatham | New Jersey | $40,300 | $3,360 | ±15% |
| 17 | Summit | New Jersey | $40,800 | $3,400 | ±15% |
| 18 | Wilton | Connecticut | $41,000 | $3,420 | ±15% |
| 19 | Roslyn | Long Island | $41,400 | $3,450 | ±15% |
| 20 | Weston | Connecticut | $42,400 | $3,540 | ±15% |
| 21 | Ridgefield | Connecticut | $42,700 | $3,560 | ±15% |
| 22 | Upper Saddle River | New Jersey | $42,800 | $3,560 | ±15% |
| 23 | Boca Raton | South Florida | $42,900 | $3,570 | ±15% |
| 24 | Port Washington | Long Island | $43,200 | $3,600 | ±15% |
| 25 | Rye | Westchester | $44,500 | $3,710 | ±15% |
| 26 | Delray Beach | South Florida | $47,000 | $3,920 | ±15% |
| 27 | Westfield | New Jersey | $47,700 | $3,980 | ±15% |
| 28 | Brookville | Long Island | $49,500 | $4,130 | ±20% |
| 29 | Dix Hills | Long Island | $50,800 | $4,230 | ±20% |
| 30 | Ridgewood | New Jersey | $51,000 | $4,250 | ±15% |
| 31 | Old Westbury | Long Island | $51,300 | $4,280 | ±20% |
| 32 | Cold Spring Harbor | Long Island | $52,300 | $4,360 | ±15% |
| 33 | Jericho | Long Island | $52,500 | $4,380 | ±20% |
| 34 | Tenafly | New Jersey | $52,500 | $4,380 | ±15% |
| 35 | Syosset | Long Island | $53,100 | $4,430 | ±15% |
| 36 | Glen Ridge | New Jersey | $53,700 | $4,470 | ±20% |
| 37 | Armonk | Westchester | $53,800 | $4,480 | ±20% |
| 38 | Purchase | Westchester | $55,100 | $4,590 | ±15% |
| 39 | Pound Ridge | Westchester | $55,600 | $4,630 | ±15% |
| 40 | Harrison | Westchester | $56,000 | $4,670 | ±20% |
| 41 | Bedford | Westchester | $57,700 | $4,810 | ±20% |
| 42 | Scarsdale | Westchester | $58,300 | $4,860 | ±15% |
| 43 | Montclair | New Jersey | $59,200 | $4,930 | ±20% |
| 44 | Lloyd Harbor | Long Island | $61,400 | $5,120 | ±20% |
| 45 | Larchmont | Westchester | $62,300 | $5,190 | ±15% |
| 46 | Bronxville | Westchester | $66,600 | $5,550 | ±15% |
| 47 | Mamaroneck | Westchester | $68,300 | $5,690 | ±15% |
| 48 | Chappaqua | Westchester | $69,600 | $5,800 | ±20% |
| 49 | Pelham Manor | Westchester | $76,600 | $6,390 | ±15% |
| 50 | Pelham | Westchester | $77,900 | $6,500 | ±15% |
| 51 | Irvington | Westchester | $90,900 | $7,580 | ±15% |
| 52 | Edgemont | Westchester | $97,700 | $8,140 | ±20% |
Methodology: Estimates come from The Roebling Team's carrying-cost calculators, built in October 2026 from official records: Connecticut Office of Policy and Management mill rates and assessment ratios; New Jersey general tax rates and the state Table of Equalized Valuations; Westchester County, Town of Huntington and New York State assessment ratios; Palm Beach County millage and Florida homestead rules. Nassau County publishes homeowner tax rates only parcel by parcel, so the 11 Nassau estimates are the median ratio of full annual tax to sale price across 197 one-family sales of $1 million or more from January 2025 to October 2026, using county tax records and each village's levy as reported to the State Comptroller. Each figure is a town-level estimate for a typical house; the range shows how far individual houses commonly fall from it. Taxes are shown before STAR, senior, veteran and other exemptions. Where a town spans several school, fire or village districts, the default district is noted in the calculator.
Run your own numbers: Long Island · Westchester · Connecticut · New Jersey · Boca Raton & Delray Beach. Each adds the mortgage, insurance and upkeep to the tax. For the full picture of a move out of the city, start with moving between NYC and the suburbs.