School district · Oyster Bay · 2028 tentative roll
Massapequa property taxes
462 homes sold here recently. The County valued them anywhere from 44% to 81% of what they sold for.
Free to look. A grievance can’t raise your assessment.
462 recent sales
County value as a share of each sale price
At the same $850k price, that’s $370k for one home and $687k for another.
- Typical County value
- $526,000
- Homes counted
- 15,899
How Massapequa compares
Value
$526k Higher than 27 of 69 school districts
Bills here run lower partly because homes are worth less. That alone doesn’t mean anyone is over-assessed: what counts is how your home compares with similar homes in Massapequa.
Valued most like Massapequa: Bethpage, North Merrick, Bellmore
How often Massapequa grieves
Across Nassau, most homes that file win a reduction. The dark line on each bar is Nassau as a whole.
One-to-three family homes. Filings are Nassau’s list of applications for the 2028 roll; a reduction is a final assessment below what the County’s 6% cap would have set. Winners’ cuts averaged 9% on the 2027 roll. Compare every district or read how a grievance works.
Is Massapequa assessed evenly?
462 one-to-three family homes in Massapequa sold in the 18 months before the County’s valuation date. For the middle sale, the County’s market value was 61.2% of the sale price. That is below 100%, so the County typically valued these homes lower than they sold for.
The County valued 0% of these homes above what they sold for. Values here are about as even as the standard assessors are held to.
- Homes sold and compared
- 462After setting aside 18 unusual sales
- County value as a share of sale price
- 61.2%The middle sale; 100% means the County’s value matched the price
- Valued above their sale price
- 0%
- Evenness of values (COD)
- 9The assessors’ standard for homes is 15 or lower; higher means less even
- Price-related differential (PRD)
- 1.010.98 to 1.03 is acceptable; higher favors expensive homes
By sale price
The same sales split into five groups by price. For the cheapest fifth, the County’s value was 64% of the sale price; for the priciest fifth, 57%.
Sale prices come from New York State SalesWeb records, adjusted to the valuation date by the local price trend of +0.6% a month. A ratio study describes Massapequa, not your home: one sale can be unusual. It is not an appraisal. Compare your own home or see how every district ranks.
Home values in Massapequa
A quarter of homes in Massapequa are valued under $470,000 and a quarter over $619,000. A home near the top isn’t over-assessed for that alone; it may simply be larger, newer, or on more land.
| Figure | 5th percentile | 25th percentile | Median | 75th percentile | 95th percentile |
|---|---|---|---|---|---|
| County market value | $392,000 | $470,000 | $526,000 | $619,000 | $858,000 |
| Assessed value | $392 | $470 | $526 | $619 | $858 |
County market value
- Median
- $526,000
- Middle half
- $470,000–$619,000
- Most homes (5th–95th)
- $392,000–$858,000
Assessed value
- Median
- $526
- Middle half
- $470–$619
- Most homes (5th–95th)
- $392–$858
How values have moved
Imported rolls cover only one year so far, so this uses the year-by-year values on the County’s own record pages for the 124 homes in Massapequa whose records we have retrieved. That is a sample, not every home, so its medians differ from the figures above.
View values by roll year (4 years)
| Roll year | Status | Homes | Median market value | Median assessed value | Change |
|---|---|---|---|---|---|
| 2025 | final | 124 | $507,961 | $494 | No earlier year |
| 2026 | final | 124 | $509,300 | $499 | +0.3% |
| 2027 | final | 124 | $510,952 | $505 | +0.3% |
| 2028 | tentative | 124 | $512,508 | $513 | +0.3% |
Taxes paid in Massapequa
We have County payment records for only 75 of the 15,899 homes in Massapequa, and they are not a random sample. Among those homes, the median school and general payment recorded for 2026 was $13,456. Treat it as a rough guide, not the area’s typical bill.
View recorded payments by year (6 years)
| Collection year | Homes | Median recurring payment | Change |
|---|---|---|---|
| 2021 | 72 | $10,551 | No earlier year |
| 2022 | 74 | $11,110 | +5.3% |
| 2023 | 74 | $11,427 | +2.9% |
| 2024 | 72 | $12,139 | +6.2% |
| 2025 | 72 | $12,162 | +0.2% |
| 2026 | 75 | $13,456 | +10.6% |
Reading these figures
A median describes Massapequa, not your home, which may sit well above or below it for good reasons. The tentative roll can still change before it becomes final. Recorded payments are not a tax bill: exemptions and special districts vary by home. This page summarizes published records and is not an appraisal; verify any figure that matters in the Nassau County Land Records Viewer, and see how these pages are built.
Common questions
How are homes in Massapequa School District assessed?
Nassau assesses one-to-three family homes at the same small fraction of County market value across the county. In Massapequa School District, the median assessed value is $526, which is 0.1% of market value. Your tax bill is calculated from assessed value.
How do I file a property tax grievance in Massapequa School District?
File with Nassau County’s Assessment Review Commission (ARC), online or on paper, during the published window of January 4–March 1, 2027. Filing is free, needs no attorney, and the County states a grievance never raises an assessment. ARC reviews the assessment behind county, town, and school taxes. If your home is in an incorporated village that sets its own assessment, the village holds a separate grievance, usually in February.
See any home’s County record and how it compares.
Look up any home to see the value the County has assigned it. No account, payment, or appeal authorization required.
We have records for every town and city in Nassau County.
Hamlets and villages in this school district
Places with the most homes on the roll in this district. Each has its own summary page.
Town of Oyster Bay taxes and grievances · Browse every school district, hamlet, and village or compare school districts
Other school districts in Oyster Bay
Compare Massapequa with its neighbors on the same roll.
- Hicksville School District12,070 homes
- Farmingdale School District10,843 homes
- Plainview/Plainview-Old Bethpage CSD8,332 homes
- Plainedge School District6,289 homes
- Bethpage School District5,870 homes
- Locust Grove/Syosset CSD # 24,588 homes
- Jericho School District4,553 homes
- Woodbury/Syosset CSD # 23,665 homes
Keep reading
Understanding your Nassau County assessment
Market value, assessed value and your bill measure different things. A grievance argues the value behind your assessment is too high.
Choosing comparable sales
Homes like yours in size, type, location and condition. A neighbor’s lower tax bill isn’t evidence.
Nassau County tax grievance deadline
January 4–March 1, 2027, filed with ARC. Don’t count on an extension.