Co-ops and condos work differently from single-family homes for property tax purposes. Co-ops are assessed at the building level and the corporation passes the tax through. Condos are assessed individually. Both qualify for STAR — but the mechanics differ.
A co-op corporation owns the building. You own shares in the corporation, which give you exclusive right to occupy your unit. The assessor evaluates the entire building as a single tax parcel and bills the co-op corporation. The corporation then passes through your portion of the tax in your monthly maintenance fee.
Most LI co-ops are valued under the "income approach" — based on rental income equivalents — which tends to value them lower per square foot than condos or single-family homes. This is one reason LI co-op maintenance fees often look reasonable relative to ownership of comparable space.
Each condo unit is a separately-deeded parcel of real estate. The assessor evaluates each unit individually based on its size, layout, and the building's amenities. You receive your own property tax bill — not passed through the association.
Condo associations charge HOA fees that cover common-area maintenance, insurance, etc., but property tax is your direct liability.
For co-ops, the STAR credit/exemption flows through the corporation. When you register for STAR, NY State sends your share of the credit either to you directly or as a reduction on the corporation's bill (which then reduces your maintenance fee).
You register and receive STAR directly, the same as a house owner. Your property tax bill is reduced (exemption) or you receive a check from NY State (credit).
All available to co-op and condo owners. NY State law specifically extends these to co-op corporations and condo unit owners, with the corporation passing through co-op savings.
The co-op corporation files grievances on the building. Individual shareholders don't file directly. If your maintenance is high because the building's assessment is high, ask your co-op board to engage a grievance firm.
Income-approach valuation for co-ops vs. comparative-market valuation for condos. Same physical building, different valuation methods → different tax bills. Condos typically pay more per square foot in property tax.
No. The seller's Senior, Veterans, and Enhanced STAR all drop off at closing. Register STAR yourself; apply for any other exemption you qualify for.
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Estimates and educational content only — not legal, tax, or financial advice. Verify with your county or town receiver, an attorney, or a CPA before making financial decisions.