Worried about when property tax bills hit in Mamaroneck and how that affects your closing? You are not alone. Timing drives your cash flow, your lender’s escrow requirements, and the credits you and the seller trade at closing. In this guide, you will learn key due dates, how taxes are prorated, and what to do before you buy so you avoid surprises. Let’s dive in.
Why tax timing matters in Mamaroneck
Buying in the Town and Village of Mamaroneck means you may see bills from more than one taxing unit. Town and County taxes, School taxes, and Village taxes each follow their own calendar. Knowing who bills when helps you plan cash needs and avoid penalties.
Tax timing also affects closing math. Taxes are usually prorated so you pay only for the days you own the home. If an installment is due soon after you close, your lender may require you to pay it at closing, which can change how much you bring to the table.
Key tax due dates
Town and County in spring
Town and County taxes are typically collected in April. The Town of Mamaroneck lists April 1 as the start date and April 30 as the last day to pay without penalty. Always verify current-year dates on the Town’s Property Tax Schedule, since exact deadlines can vary year to year. See the Town’s schedule at the Receiver of Taxes page on the Town site: Town of Mamaroneck Property Tax Schedule.
School tax in Sept and Jan
School taxes are billed in two installments. The first half is due September 1, with the last day to pay without penalty September 30. The second half is due January 1, with the last day to pay without penalty January 31. Confirm the current year’s bill mailings and deadlines on the Town’s schedule: Town of Mamaroneck Property Tax Schedule.
Village tax in July and winter
If your property is in the Village of Mamaroneck, Village taxes are collected twice a year, with installment months in June and December. Recent notices show installments due around July 1 and around the end of December or early January. For example, one cycle listed July 1 and January 2 due dates. Exact dates are set annually, so check the Village Clerk/Treasurer page for the current year’s mailings and due dates: View or Pay Village Property Taxes.
Assessments, equalization, exemptions
Assessment and grievance calendar
Mamaroneck’s taxable status date is typically May 1. That is the common deadline to file for exemptions and to be listed on the assessment roll. The tentative assessment roll is usually filed June 1, with the grievance period ending on the third Tuesday in June. The final roll is typically filed September 15. For exact timelines and procedures, visit the Village Assessor page: Village of Mamaroneck Assessor.
How your bill is calculated
In New York, your property tax bill equals your taxable assessed value multiplied by the applicable tax rate. Because assessment levels vary by municipality, equalization rates help translate assessed values to market value when distributing levies across jurisdictions. The state explains the basics here: How property taxes are calculated.
STAR basics for buyers
The STAR program can reduce school taxes through either an exemption on the bill or a state credit paid to you. New owners may need to enroll or reapply, and deadlines commonly align with the taxable status date. The state also explains how delinquent taxes can impact STAR benefits. Review enrollment types and timelines here: NYS STAR guidance.
Closing timeline effects
Prorations at closing
In a typical New York closing, taxes are prorated so each party pays the portion for the time they owned the home. If the current year’s bill is not available, your attorney and title company use the most recent bill or an agreed estimate, with the option to re-prorate later. See a plain-English overview of customary practice: How taxes are prorated at closing.
Installments near your closing
If an installment is due soon after your closing, your lender may require that it be paid at the table, often if due within about 60 days of closing. This can affect your cash to close even though prorations will still credit each party for their share. Learn how lenders commonly handle near-term installments: Buyer closing costs and timing explained.
Escrows, title, and cash needs
Title agents often collect prorations and hold funds in escrow to ensure timely payment when bills arrive. Standard contract language covers how to adjust later if estimates were used. For context on typical contract clauses, see this overview: Proration of taxes at closing.
Penalties and delinquency risks
Village penalties and lien sales
The Village publishes penalty rates for late installments and warns that it cannot waive penalties. Delinquent Village taxes can lead to a tax lien sale, often in March. Review the Village’s notices for current penalty schedules and procedures: Village tax collection and penalties.
Clear delinquencies before closing
Tax collection and enforcement practices vary across Westchester municipalities. You should have a title search and require proof that there are no outstanding taxes or municipal liens before closing. For county resources and links to local offices, see the Westchester County Tax Commission.
Buyer checklist: what to do now
- Confirm your taxing jurisdictions. Determine if your home is in the Town of Mamaroneck, the Village of Mamaroneck or the Village of Larchmont, and confirm the school district, since each bills on different schedules. Start with the Town’s calendar: Town Property Tax Schedule.
- Get recent tax bills and STAR status from the seller. Ask for the latest Town/County, School, and Village bills, plus any STAR benefit evidence. This is your base for prorations and future planning.
- Require proof of no delinquencies. Ask for receipts or contract representations, and rely on your title search to confirm there are no outstanding taxes or liens.
- Clarify who pays the next installment. If you are closing near a due date, put in writing who will pay that bill. Lenders often require payment at closing for installments due within about 60 days.
- Track assessment deadlines. If you believe the assessed value is high, note the May 1 taxable status date and the June grievance window. See the Village Assessor page for details.
- Verify Village due dates and penalties. Check the Village Clerk/Treasurer page for the current year’s bill mailing and due dates, as well as the posted penalty schedule.
Final thoughts
When you understand Mamaroneck’s tax calendar and how closings handle prorations, you can plan your cash flow, protect your STAR benefits, and avoid penalties. With the right prep, your first year of ownership stays smooth and predictable.
If you want help timing your purchase and mapping your tax obligations, connect with Aileen Yambo for local, education-first guidance.
FAQs
When are Mamaroneck property taxes due for new homeowners?
- Town and County bills are typically due in April, School installments are due in September and January, and Village installments are collected midyear and winter, but always confirm the current year’s calendar.
How are property taxes prorated at a Westchester closing?
- Taxes are usually prorated by day so the seller pays up to closing and you pay from closing forward, with any near-term installment possibly paid at closing if your lender requires it.
What if I buy after the seller paid the April Town and County bill?
- You typically credit the seller for their pre-closing share through prorations and then you assume responsibility for the post-closing share.
When should I apply for STAR after buying in Mamaroneck?
- Enroll as soon as you close and note that deadlines commonly align with the May 1 taxable status date for exemptions; check the NYS STAR guidance and the local assessor’s timelines.
What happens if Village taxes are paid late in Mamaroneck?
- The Village applies set penalties, cannot waive them, and can conduct a tax lien sale for delinquencies, so it is important to pay on time or confirm payoff at closing.
