Quick answer: The lowest median property tax bill on LI is in Hempstead (Nassau) at $5,192/yr. But “cheap bill” and “cheap rate” are different things — see both rankings below.
Lowest median bill (absolute dollars)
| # | District | County | Median bill | Median home value |
|---|---|---|---|---|
| 1 | Hempstead | Nassau | $5,192/yr | $333,000 |
| 2 | Uniondale | Nassau | $5,271/yr | $401,000 |
| 3 | Freeport | Nassau | $5,688/yr | $393,000 |
| 4 | Fire Island | Suffolk | $6,098/yr | $1,128,743 |
| 5 | William Floyd | Suffolk | $6,696/yr | $385,417 |
| 6 | Roosevelt | Nassau | $6,867/yr | $354,000 |
| 7 | Oysterponds | Suffolk | $7,138/yr | $1,254,545 |
| 8 | Westbury | Nassau | $7,329/yr | $419,000 |
| 9 | Island Park | Nassau | $7,535/yr | $448,000 |
| 10 | Hampton Bays | Suffolk | $7,696/yr | $734,921 |
| 11 | Hicksville | Nassau | $8,026/yr | $482,000 |
| 12 | Westhampton Beach | Suffolk | $8,085/yr | $1,272,857 |
Why these have low absolute bills
The lowest-bill LI districts mostly fall into two categories:
- Lower-priced housing markets. Hempstead, Uniondale, Freeport, Roosevelt, Westbury — these Nassau districts have median home values in the $330-420k range, well below the LI median. The dollar bill is low because the home value is low. The effective tax RATE on these homes is often very high.
- East-end towns with vast non-residential base. Fire Island, New Suffolk, Oysterponds, Hampton Bays — these have median home values $1M+ but the school district covers huge swaths of vacant or commercial land that share the tax burden. The dollar bill is “low” relative to home value, but residents still pay $6,000-10,000/yr on multimillion-dollar homes.
Lowest effective rate (% of home value)
| # | District | County | Effective rate | Median bill |
|---|---|---|---|---|
| 1 | Sagaponack | Suffolk | 0.27% | $28,638/yr |
| 2 | Quogue | Suffolk | 0.37% | $9,223/yr |
| 3 | Bridgehampton | Suffolk | 0.38% | $15,427/yr |
| 4 | Southampton | Suffolk | 0.38% | $9,362/yr |
| 5 | Wainscott | Suffolk | 0.38% | $9,319/yr |
| 6 | Amagansett | Suffolk | 0.42% | $8,272/yr |
| 7 | Montauk | Suffolk | 0.49% | $9,002/yr |
| 8 | East Hampton | Suffolk | 0.51% | $10,021/yr |
| 9 | Fire Island | Suffolk | 0.54% | $6,098/yr |
| 10 | Sag Harbor | Suffolk | 0.55% | $9,518/yr |
| 11 | Oysterponds | Suffolk | 0.57% | $7,138/yr |
| 12 | Shelter Island | Suffolk | 0.59% | $9,814/yr |
Why effective rate matters more for comparison
If you’re comparison-shopping LI districts, the effective rate is the apples-to-apples number. A $7,000 bill on a $400,000 home is a much heavier tax burden (1.75%) than a $9,000 bill on a $1.3M home (0.69%). The dollar-bill ranking can be misleading because it conflates the rate with the home value.
The effective-rate ranking above is dominated by East End districts because their tax burden is spread over a huge non-residential land area (preserved Pine Barrens, commercial, vacant) that pays its share of the school + town levy. Year-round residents benefit from that shared burden.
If you want the lowest absolute dollar bill, the western Nassau working-class districts win. If you want the lowest effective rate (cheapest tax per dollar of home value), the East End wins. Neither is a “deal” in absolute terms — Long Island taxes are high everywhere. But the math is different.
Frequently asked questions
Why is Hempstead the lowest-bill district when Hempstead is part of Nassau (a high-tax county)?
The Hempstead UFSD (school district) covers a working-class section of the Town of Hempstead with median home values around $333k. Lower home value × even Nassau’s high rate = lower absolute bill. It doesn’t mean the rate is good — it means the homes are cheaper.
Are East End Suffolk districts really “low tax”?
Their effective rates are low. Their absolute dollar bills are not — East Hampton and Westhampton Beach residents pay $8-15k/yr on average. The reason the rate looks low is that the school district’s tax base includes huge tracts of vacant + preserved land + commercial that share the burden. Year-round homeowners benefit, but you’re still paying real money in absolute dollars.
How do I find the lowest-tax district for MY budget?
Use the calculator with a price range and ZIP filters, or browse Nassau districts / Suffolk districts sorted by median bill. The “cheapest” district depends on what home price you’re actually buying — a $600k home in a low-effective-rate East End district may cost the same as a $400k home in a higher-rate Nassau district.
Where are the highest taxes for the inverse comparison?
See most expensive LI school districts for the top of the range — Jericho, Cold Spring Harbor, Lawrence, Garden City are the usual leaders.
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Sources and citations
- NY Tax & Finance — Equalization rates tax.ny.gov
- NY Tax & Finance — Residential assessment ratios tax.ny.gov
- NY State Open Data — Property Assessment Data data.ny.gov
Last verified May 23, 2026. Tax rules change; we re-check every page each quarter.
Educational content and estimates only, not legal, tax or financial advice. Verify with your county or town receiver, an attorney or a CPA before making financial decisions.