A Larchmont Address Doesn't Guarantee a Larchmont Tax Bill

Ask most buyers what they'll pay in property taxes on a Larchmont house and they'll point to the number on the listing sheet. That number is real, but it is also incomplete in a way that only shows up after closing, when the second bill arrives from a government the buyer never budgeted for.

Larchmont is a village. It sits entirely inside the Town of Mamaroneck. That single fact, easy to skim past in any neighborhood guide, is the reason a Larchmont property tax bill is never really one bill. It is a stack of bills from at least two separate taxing governments, each running its own calendar, its own assessor, and in a smaller number of cases, feeding an entirely different school district than the one most buyers assume comes with the address.

Two Assessors, One House

The Village of Larchmont is what New York calls an independent assessing unit. Its own Village Assessor sets the assessed value used to calculate the village portion of your tax bill, the piece that funds the village's own police force, fire department, and services like curbside collection. That is a separate job from the Town of Mamaroneck's assessor, who independently values the same house for a different purpose: calculating the school, town, and county taxes layered on top.

Two assessors looking at one house does not always produce two matching numbers. It produces two separate rolls, updated on two separate timelines, and it means a change to one assessed value does not automatically change the other.

The practical result is a tax calendar most out-of-area buyers have never dealt with. According to the Village of Larchmont's own billing schedule, a homeowner in the village is looking at three separate due dates in a single year:

None of those four due dates line up with each other, and none of them line up with a typical closing date. A buyer closing in May inherits a village bill that has not been published yet, a town bill already paid or prorated by the seller, and a school bill that will not show up until the fall. The listing sheet's single annual figure is an average smoothed across all of that, not a preview of what actually lands in the mailbox.

Two Grievance Days, Not One

Because two governments assess the same property, Larchmont homeowners who want to challenge an assessment they believe is too high have to track two separate appeal windows, not one.

The Village of Larchmont holds its Grievance Day on the third Tuesday in February. In 2026 that fell on February 17. The Town of Mamaroneck holds its own Grievance Day on the third Tuesday in June, which in 2026 was June 16. Miss either date and the right to challenge that government's assessment is gone for the entire tax year, no exceptions.

The appeal process itself follows a set path once a homeowner decides to file:

1. Download and complete Form RP-524 from the relevant assessor's office.
2. Submit it to the Village Assessor, the Town Assessor, or both, depending on which assessed value is in question, with the required number of copies attached.
3. If the Board of Assessment Review denies the grievance, a Small Claims Assessment Review petition can be filed in Westchester County Supreme Court, generally within 30 days of the Final Assessment Roll's publication, alongside a modest filing fee.

Local reporting from the Larchmont Loop tracked how much this actually moves the needle. Village of Larchmont assessments across all property classes rose an average of 11.27% between 2024 and 2025, with single-family homes climbing 13.14%, a jump that caught plenty of longtime owners off guard when their bills arrived. The pace has since cooled: the projected 2026 increase is 4.60% across all classes and 5.46% for single-family homes. Cooling is not the same as flat. Assessments are still rising every year, which means the tax figure on a listing sheet reflects last year's roll, not the one that will be finalized after the buyer closes.

The Town of Mamaroneck's own budget materials offer a useful way to size the dollar impact. A $1 million assessed home that rises 9% for the year lands at a new assessed value of $1,090,000, and the town's adopted budget put the resulting increase on an average $1 million home's tax bill at roughly $700 a year. That is the kind of number worth asking about before signing a contract, not after the first bill arrives.

The School District Wrinkle Almost Nobody Checks

Here is the detail that surprises even longtime Westchester buyers: not every property taxed by the Town of Mamaroneck feeds the Mamaroneck school system.

The Town of Mamaroneck maintains a standing archive of Scarsdale School Tax Rolls, going back years, because a cluster of properties inside the town, historically along streets like Weaver Street, Cornell Street, and Coventry Court, are billed for schools onto the Scarsdale roll rather than Mamaroneck's. Mamaroneck's own school district has acknowledged the arrangement directly in budget documentation, explaining that these are properties that sit within two school districts, and the shared district bills whichever school system the children in that home actually attend.

For a buyer, the effect is that a Mamaroneck-area address does not automatically confirm which school tax roll a specific parcel sits on. Two houses close enough to trade Halloween candy can carry different school tax obligations depending on which side of an old district line the parcel falls. It is not a Larchmont-specific quirk so much as a Town of Mamaroneck one, but because Larchmont sits entirely inside that town, any buyer evaluating a property near the village edge should confirm the school tax roll as carefully as they confirm the school itself.

What This Means Before You Sign Anything

None of this makes Larchmont an unusual place to buy. Layered municipal taxation is normal across Westchester's villages. What it does mean is that the single tax figure on a listing sheet is a starting point for a conversation, not the end of one. Before making an offer, a buyer benefits from asking three specific questions: which government's assessed value is reflected in the listed tax figure, whether that figure includes the most recent Village or Town roll or an older one, and which school district's tax roll the specific parcel is actually billed against.

Sellers have their own version of this homework. A seller who already grieved a village assessment down but never touched the town assessment is only telling half the story on a listing sheet, and a sharp buyer's attorney will eventually ask about the other half anyway.

A Few Questions Worth Asking

Does grieving my village assessment also lower my town and school taxes? No. The two rolls are independent. Lowering the Village of Larchmont's assessed value only affects the village portion of the bill. The town, county, and school portions are calculated from the Town of Mamaroneck's separate assessment and require their own grievance filing.

If I miss a grievance day, can I appeal later in the year? Not for that jurisdiction's roll. Missing the Village of Larchmont's February deadline or the Town of Mamaroneck's June deadline forfeits the right to challenge that year's assessment for that specific government. The next opportunity is the following year's grievance day.

How do I find out which school tax roll my specific address is on before I make an offer? The Town of Mamaroneck's tax office can confirm which school district a parcel is billed to, and title work during a transaction will also surface it. It is worth confirming directly rather than assuming based on the mailing address.

Larchmont's layered tax structure is not a reason to hesitate on a house you love. It is a reason to have someone in your corner who already knows which questions to ask the assessor's office, which calendar dates actually matter, and how to read a listing sheet's tax line for what it is rather than what it implies. That is exactly the kind of groundwork April Helene Monaco walks clients through on every Larchmont transaction, well before closing day turns up a surprise. Reach out for a home valuation and a clear-eyed look at what a specific property will actually cost to carry, tax bills included.