Property Tax Reduction Processes

For Nassau County and Suffolk County

Nassau County Property Tax Reduction

Suffolk County Property Tax Reduction

Cobra Consulting Group, New York's Property Tax Grievance Specialists

for Nassau and Suffolk County.

Cobra files your property tax assessment challenge, which is called a grievance. The grievance seeks to have your property assessment reduced. If your assessed value is reduced, you will pay less in taxes because your taxes are based on your assessed value multiplied by the tax rate, whether it’s the county, town or school tax rate.


Since taxes are going up, and other people seek to reduce their assessment, you will pay more in taxes, unless you reduce your assessment.

Taxes are going up at all levels in Nassau and Suffolk Counties. Nassau and Suffolk homeowners can file a grievance once a year, which is your right to challenge the assessment that is set on your home.


The assessed value affects your property taxes and reducing your assessment saves you money.

The Nassau County grievance period ends March 2, 2021 and the

Suffolk County grievance period ends May 18,2021.


So sign up with Cobra Consulting today!

You should not pay more than your fair share of property taxes. Make sure you are fairly assessed by challenging your assessment. There is no cost to challenge. You are protecting your rights and making sure that you do not overpay your taxes. When your neighbors challenge and win a reduction, you pay more.

Protect yourself and file a grievance.

There is no risk. Cobra does all the work. There is no court appearance. There is no home inspection.

There's No Risk!

We Do All The Work

No Court Appearance

No Home Inspection

A challenge is filed with the Assessment Review Commission. Any settlement offer is communicated to the client. Cobra negotiates and leads the process for you. If the Assessment Review Commission does not make a satisfactory offer to reduce your assessment, Cobra will file a small claims assessment review on your behalf, the cost of which

is only $30.


No reduction, no fee. If there is a reduction, Cobra charges the lowest rate in the industry. Cobra charges only 40% of the tax reduction secured through the assessment reduction.

Remember, you can only file once per year.

In Nassau, you file with the Assessment Review Commission and the deadline is March 1, 2021!

Sign Up Nassau

In Suffolk,  residents file with the town in which they reside and the deadline is May 18, 2021!

Sign Up Suffolk

Local governments use the revenue from property taxes to fund public services such as law enforcement, schools, fire protection, and public roadwork. Without these taxes, local governments will struggle with funding these important services, which is why property owners are required to pay their dues.


Not all properties, however, are taxable. If you own taxable properties (any non-government owned real estate, such as houses and brick-and-mortar commercial establishments), you are required to pay property taxes. Property owners who struggle with financing consider applying for a Nassau County or Suffolk county property tax reduction.

Property Tax Reduction Assessment:

How Does It Work?

Factors such as land and its structures influence the assessment of a property’s tax. Unused land, for example, has no replacement costs since there are no structures on it. If the land has access to public services (e.g., water, sewer, and gas), the assessment is higher.



If land has the potential for development, it could lead to more taxes and a higher assessment for the owner.

Many government assessors allow property owners to claim exemptions to reduce the assessment price. Some homeowners can qualify for a homestead exemption, a legal provision that protects the value of homes from creditors, property taxes, and circumstances that arise from a declaration of bankruptcy or the death of a spouse.


If you are retired, on the other hand, you are eligible for a senior exemption.

If your Suffolk County or Nassau County property doesn’t qualify for a tax reduction, the assessor will then calculate your tax according to rates set by taxing authorities for all properties (both residential and commercial) in the area.


This rate is called a mill or multiplier rate, which is one-tenth of one cent. Assessors multiply a property tax bill’s assessed value by the multiplier rate and dividing the result by 1,000.

Why Apply for a Tax Reduction

Although property taxes benefit local residents, they can be burdensome for individual homeowners. Taxes steadily rise over time. Even if you’ve paid off your mortgage, the bills keep coming. While some states have more favorable tax rates, there will always be another form of municipal service tax to pay.


Some homeowners struggle in paying for their properties, which is why they seek a reduction to ease some of their financial burdens.

How Can You File for Tax Grievances?

If you own a taxable property, you are eligible for a formal review of your assessment. Follow the steps below:



  • Find out the government assessor’s estimate of your property. Visit this site to learn about your property’s market value.
  • Annually check your assessment prior to Grievance Day. Be sure to confirm your Grievance Day date with your local assessor.
  • If your property’s actual value is lower than the assessed value given by the municipality, you must go before an assessor for a review. You can file for a grievance and try to reduce your taxes. If the municipality denies your appeal, you can file for an Article 7 petition, which challenges your assessment (a process called tax certiorari).


Instead of worrying about unreasonable tax assessments or assessment denials, have Cobra Consulting Group obtain the highest reductions for you. Contact us today to learn more.


Are you in Nassau or Suffolk County and want to file for a  property Tax Grievance? 


We Made It Easy! Sign Up Online Today - Simply Click The County For The Correct Form


Nassau Form  Suffolk Form or Call Us...

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