South Valley Property Tax
Access 2026 property tax rates, payment portals, and assessment tools for South Valley. Taxes are administered by Cattaraugus County.
Local Rate
N/A
County Avg
2.64%
State Avg
0.02%
City vs. County Jurisdiction
While you live in South Valley, property taxes are officially administered by Cattaraugus County. The county handles your assessment, billing, appeals, and exemptions.
South Valley Tax Calculator
Est. Annual Bill
Rate: % (Cattaraugus County)
How Property Taxes Work in South Valley
Property taxes for South Valley residents are calculated on the ad valorem principle — your bill is proportional to the fair market value determined by the Cattaraugus County Appraisal District.
Assessment Role
The county assessor determines the value of all real estate in South Valley every tax year.
Collection Role
Taxes are collected by the county tax office and distributed to city, school, and special-district funds.
South Valley Tax Components
Your annual bill is a combined total of levies from multiple local government entities:
Lowering Your South Valley Property Tax Bill
Claim Exemptions
Most homeowners qualify for a Homestead Exemption that significantly reduces the taxable value of your primary residence. Seniors and veterans may qualify for additional relief.
Protest Your Value
If the county assessment exceeds fair market value you can file an appeal with the Appraisal Review Board (ARB). Over 50% of appeals result in a reduction.
2026 Important Deadlines
Assessment Notices
April – May
Protest Deadline
May 15th*
Payment Due
January 31st
*Protest deadlines are generally May 15th or 30 days after your notice was mailed, whichever is later.
South Valley Property Tax FAQs
For 2026, property tax rates in South Valley vary by parcel. Refer to the Cattaraugus County average rate of 2.6445623342175% as a baseline estimate.
Residents of South Valley pay property taxes to the Cattaraugus County Tax Assessor — not a city office. Use the county's official payment portal.
Yes. File a Notice of Protest with the Cattaraugus County Appraisal District within 30 days of receiving your valuation notice. See the county appeal guide for step-by-step instructions.
Cattaraugus County Official
Property tax for South Valley is handled at the county level.
Nearby Cities
💡 Tax Tip
Check for Homestead or Senior exemptions on the Cattaraugus County portal. These can reduce your taxable value by $25,000–$100,000+.