Many Edgemont residents have recently received notice of their updated 2025 property assessments and are understandably wondering what this means for their taxes. Since property taxes are often one of the largest household expenses – and our homes are usually our biggest assets – this is an important topic.
Here’s the key point: your assessment determines what share of the total tax levy your household is responsible for. We pay taxes to several taxing authorities – including the Edgemont School District, the Greenville Fire District, the Town of Greenburgh, and Westchester County – and each one sets its own budget and tax levy. When your assessment changes, what matters is how that change compares to the average change within each taxing jurisdiction. If your home’s assessment increased more than the average in a given district, you will likely owe a larger share of that district’s total tax bill. If it increased less than the average – or didn’t increase at all – your share may go down.
Here are the average changes in assessed value from 2024 to 2025:
| Municipality | Average Change in Assessment |
| Edgemont UFSD | 7.372% |
| Greenville Fire District | 7.094% |
| Unincorporated Greenburgh | 5.374% |
| Westchester Country | 5.94% |
If your property’s assessed value increased by less than these averages, you are likely to pay a smaller share of that entity’s tax burden this year than you did last year. If your assessment increased by more than these percentages, your share will increase. Either way, the assessment change does not affect how much total tax is collected – it only affects how the tax burden is distributed among property owners.
So how does this all come together? Your assessment reflects what the Town believes your property is worth, based on recent sales and market conditions. The levy is the amount of money each municipality needs to collect to fund its budget. The tax rate is calculated by dividing the levy by the total assessed value across the taxing jurisdiction. If everyone’s assessment increases by the same percentage and the levy stays flat, the tax rate would decrease and most people’s tax bills would stay about the same. But don’t be fooled – a lower tax rate doesn’t always mean you’ll pay the same or less. If your assessment increased more than others, you may still owe more, even if the rate goes down.
If you’re unsure whether your new assessment is accurate, start by asking yourself: “Could I realistically sell my home in today’s market for at least the assessed value?” If the answer is yes, you likely don’t need to take any action. But if you believe the assessed value is too high, you may want to file a grievance. You’ll need to identify recent comparable sales that support your case. A real estate agent or appraiser can help, or you can start with a basic search using tools like Zillow. The deadline to file a grievance this year is Tuesday, June 17. You can find more information here: https://www.greenburghny.com/171/Challenging-Your-Assessment.
If the timeline is too tight this year, keep in mind that this process happens annually – consider setting a reminder for April of next year.
Civic awareness isn’t just smart — it’s how Edgemont stays strong.
Sincerely,
Dylan Pyne
President, The Edgemont Community Council