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New York · Franklin CountyFranklin County, NY property taxes. Values held. Know when to push back.
The typical home in Franklin County was worth about $172,000 in January 2026, up 1.5% from a year earlier. In a steady market, a grievance works best for specific homes whose assessment ran ahead of what they'd sell for.
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What Franklin County home values did
Franklin County values rose 1.5% in the year to January 2026, reaching a new high. That's weaker than New York as a whole (+3.3%).
Since January, values have risen 5.8% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $135,000 | +13.8% |
| January 2022 | $149,000 | +10.3% |
| January 2023 | $166,000 | +11.3% |
| January 2024 | $167,000 | +0.2% |
| January 2025 | $169,000 | +1.6% |
| January 2026 | $172,000 | +1.5% |
| August 2026 (latest) | $182,000 | +5.8% since January |
January 2026 was the highest month since 2021.
Franklin County places by change from peak
Every Franklin County place with enough data, ranked by the gap between January 2026 and its post-2021 high. Each links to its own guide.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Saint Regis Falls | $98,000 | -4.4% | -7.2% |
| Saranac Lake | $328,000 | +0.8% | -0.8% |
| Brushton | $132,000 | +0.7% | -0.5% |
What to check on your notice
The typical Franklin County home gained 1.5% in the year to January 2026. A notice that rose far more than that, or a value above what similar homes nearby actually sold for, is the usual starting point for a grievance.
Keep the state's limits in mind: New York City Class 1 homes: assessed value cannot rise more than 6% a year or 20% over five years. No statewide cap outside NYC, though some municipalities phase in revaluation changes over five years through transition assessments.
How a New York grievance works
Values in Franklin County are set by the local town or city assessor, and the grievance starts there. The rules below apply statewide; your notice has the exact dates and office for your property.
| Who sets the value | Town or city assessor. Assessments are set by about 1,000 local assessing units, which are mainly cities and towns (some villages assess too). New York City is one assessing unit, and Nassau County assesses countywide. |
|---|---|
| Valuation date | July 1 of the prior year in most municipalities (taxable status date is March 1) |
| Your notice | Tentative assessment roll / assessment notice (NYC: Notice of Property Value) |
| Deadline | Most towns and cities: file Form RP-524 by Grievance Day, usually the fourth Tuesday in May. Exceptions: Suffolk towns meet the third Tuesday in May, Westchester towns the third Tuesday in June, villages that assess typically the third Tuesday in February, and some shared-assessor towns pick a date between the fourth Tuesday in May and the second Tuesday in June. NYC: March 15 for Class 1 homes and March 1 for all other classes. Nassau County: March 1. |
| First step | File a grievance (Form RP-524) with your city or town assessor or Board of Assessment Review (BAR). NYC uses the Tax Commission (Form TC108 for Class 1 homes) and Nassau uses its Assessment Review Commission. |
| If you still disagree | Small Claims Assessment Review (SCAR) for owner-occupied one to three family homes, or a tax certiorari case in State Supreme Court. Start either within 30 days after the final assessment roll is filed (or notice of filing, whichever is later). |
| Form | Form RP-524, Complaint on Real Property Assessment (outside NYC and Nassau). NYC Class 1: Form TC108. |
| Fee | No cost to file a grievance. SCAR has a $30 filing fee. NYC Tax Commission charges $175 only for applications where the assessed value is $2 million or more. |
Reading this in fall 2026? The 2026 Grievance Day has passed in nearly every community, and the 30-day window to file SCAR after the final roll has too. Your next chance is for the 2027 roll, and it depends on where you live. Based on the usual rules (dates not yet confirmed for 2027), villages that assess may meet around February 16, 2027, NYC and Nassau deadlines are around March 1 (NYC Class 1 around March 15), most towns and cities around May 25, Suffolk towns around May 18, and Westchester towns around June 15. Call your assessor to confirm, because missing Grievance Day forfeits both the board hearing and judicial review for that year.
- If you live in a village that assesses, you may have both a village and a town assessment and must file a separate RP-524 with each, on different dates.
- If you accept a stipulated reduction from the assessor, you give up further board review and judicial review for that year.
- Only the assessment on the current tentative roll can be grieved, not prior years.
Find your local office in the NY Tax Department Municipal Profiles (local assessor contacts and equalization rates).
Building a Franklin County case
Averages explain why a case might work. The decision turns on evidence about one property. Franklin County is part of the Malone metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Use recent sales of comparable homes that sold for less than the assessor's implied market value.
- In towns that do not assess at 100% of market value, ask for the equalization rate or residential assessment ratio for your municipality; applying it to your home's value shows whether you are over-assessed.
- Be careful what reduction you ask for on the form, because you may be unable to win a larger reduction than you requested.
- In NYC, foreclosure sales and family sales are not accepted as proof of market value.
Get your Franklin County appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your New York grievance. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. New York forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: NY Tax Department: Contesting Your Assessment in New York State, NY Tax Department: Property tax calendar, NY Tax Department: Grievance procedures, NY Tax Department: Contest your assessment. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.