How Much Are Property Taxes in Clarence vs. Amherst? How to Read Your Bills
2026 town, county, school and village tax rates from official sources, plus STAR, equalization and billing dates.
Last updated · By Michael McGreevy, Licensed Realtor
The short answer: On 2026 bills, the town and county share is $4.58 per $1,000 of assessed value in Clarence and $6.38 in Amherst outside the Village of Williamsville. School tax is usually the biggest line, and it depends on the school district, not the town. 2026-27 rates run from $10.38 per $1,000 in Clarence Central to $13.91 in Amherst Central, and Williamsville Central is about $12.40 in both towns. Special districts, village tax and STAR change the final number, so read the actual bills.
Two Bills a Year (Three in the Village)
- Town & county bill: county, library, town, highway and special districts. Clarence sends it by mid-January, due on or about February 15. In 2026 Amherst's deadline moved to February 17 because the 15th fell on a weekend.
- School tax bill: mailed mid-September in both towns. Clarence's 2026-27 school taxes were penalty-free through October 15, with a 7.5% penalty from October 16 to November 2 and 9% from November 3 to 30.
- Village of Williamsville bill: the village tax year runs June 1 to May 31, and 2026-27 village taxes were due July 1, 2026. The bill can include the village tax plus two sewer charges.
If your taxes are paid through mortgage escrow, Clarence mails a receipt instead of a bill.
2026 Rates Side by Side
| Per $1,000 of assessed value | Clarence | Amherst |
|---|---|---|
| County (incl. library), 2026 | $3.192906 | $3.305045 |
| Town (general + highway), 2026 | $1.382700 | $3.075906 (in the village: $4.293593) |
| Town + county total | $4.575606 | $6.380951 (village: $7.598638) |
| Clarence Central SD, 2026-27 | $10.381248 | $10.381285 |
| Williamsville Central SD, 2026-27 | $12.401685 | $12.407080 |
| Amherst Central SD, 2026-27 | n/a | $13.910817 |
| Sweet Home Central SD, 2026-27 (homestead) | n/a | $10.148090 |
| Akron Central SD, 2026-27 | $8.676638 | n/a |
| Village tax, 2026-27 | None (Clarence has no villages) | Williamsville: $3.278100 plus sewer charges |
Not on this table: special districts. Clarence's 2026 budget lists fire protection districts, central alarm, townwide drainage, consolidated water, sewer (billed per dwelling unit) and lighting districts. Amherst bills add garbage, central alarm and other district charges. Ask for the seller's actual bills.
Addresses can mislead: based on 2020 Census boundaries, about 54% of East Amherst's ZIP 14051 is in the Town of Amherst and 46% in Clarence. See our East Amherst and Clarence Center & East Amherst guides.
Illustrative Math: a $400,000 Assessment
Illustrative only, computed from the official rates above. It covers town, county and school tax for one year (the January 2026 and September 2026 bills), before special districts, village tax, STAR or other exemptions:
- Clarence, Clarence Central: 400 × $14.956854 = $5,982.74
- Clarence, Williamsville Central: 400 × $16.977291 = $6,790.92
- Amherst (outside the village), Williamsville Central: 400 × $18.788031 = $7,515.21
- Amherst, Amherst Central: 400 × $20.291768 = $8,116.71
The gap comes mostly from the town rate and the school district. A $400,000 assessment can reflect different market values in each town.
How Equalization Works
New York sets an equalization rate for each town: its total assessed value as a share of its market value. County and school taxes are split among towns by equalized (market) value, so a town that assesses below 100% doesn't pay less than its share. The State's 2025 rates were 99% for Amherst and 100% for Clarence, and Clarence's 2026 final assessment roll lists a uniform percentage of value of 90%. Districts adjust each town's rate this way, so homes of equal market value in the same district pay about the same school tax in either town.
To estimate the assessor's market value, divide your assessment by the level of assessment. If it's well above what the home would sell for, talk to the assessor before Grievance Day (typically the fourth Tuesday in May).
STAR and Exemptions
- New owners get the STAR credit, a check or direct deposit from New York State. The STAR exemption on the bill is only for owners who have had it since 2015.
- Basic STAR has no age limit: income up to $500,000 for the credit ($250,000 for the exemption).
- Enhanced STAR needs one resident owner aged 65 or older by December 31, with income of $110,750 or less for 2026 benefits ($113,550 for 2027).
- For 2026-27, State base amounts are $30,000 (Basic) and $88,500 (Enhanced) of full value. Amherst lists maximum 2026-27 Basic STAR exemption savings of $308.33 (Clarence Central), $368.49 (Williamsville Central) and $413.15 (Amherst Central).
Register for STAR with the NYS Tax Department after closing. You must own the home and live there as your primary residence by July 1 to get that year's credit.
How to Read Your Bill
- Find the assessed value and school district on the bill or the town's online tax lookup.
- Check each line: county, library, town, highway, then every special district.
- Look for exemptions (STAR, senior, veterans). They belong to the owner, not the house.
- Check for a village bill if the home is in Williamsville.
- Compare equal years: the latest town and county bill plus the latest school bill.
Weighing towns? Compare Williamsville vs. Clarence, read Living in Clarence or browse Williamsville homes.
Property Taxes FAQ
Are property taxes higher in Amherst or Clarence?
On 2026 bills, the town and county rate was $4.58 per $1,000 of assessed value in Clarence and $6.38 in Amherst outside the Village of Williamsville. School rates depend on the district: Williamsville Central is about $12.40 in both towns for 2026-27, Clarence Central $10.38 and Amherst Central $13.91.
When are property taxes due in Clarence and Amherst?
Town and county bills come in January, due on or about February 15. School bills come in mid-September, due around mid-October (October 15 in Clarence for 2026-27). Village of Williamsville taxes are due July 1.
Do Williamsville homeowners pay village taxes?
Yes, if the home is inside the Village of Williamsville. The 2026-27 village rate in the Amherst part of the village is $3.278100 per $1,000, plus sewer charges, billed separately and due July 1. A Williamsville mailing address alone doesn't mean the home is in the village.
What is an equalization rate?
A State-set ratio of a town's total assessed value to its market value. It's used to split county and school taxes fairly between towns that assess at different levels. The 2025 rates were 99% for Amherst and 100% for Clarence.
How do I get STAR after buying a home?
Register for the STAR credit with the New York State Tax Department. Basic STAR has an income limit of $500,000. Enhanced STAR is for owners 65 and older with income of $110,750 or less for 2026 benefits. The STAR exemption isn't available to new owners.
Can Michael McGreevy help me compare taxes on homes?
Yes. Michael McGreevy is a licensed real estate salesperson serving Clarence, East Amherst and Williamsville, based at 8685 Sheridan Dr., Williamsville, NY 14221. He can pull the actual tax bills for homes you're considering. Call or text (716) 713-2957.
Buying or selling in Clarence or Amherst? Get a free home value, read the buyer's guide or the moving to Clarence guide, or contact Michael. Michael McGreevy · 8685 Sheridan Dr., Williamsville, NY 14221 · (716) 713-2957 · Michael@mcgreevyrealestate.com. More local guides are on the blog, including Living in Akron, NY.
Rates are per $1,000 of assessed value as published by the agencies below. Your bill depends on your assessment, special districts and exemptions. This is general information, not tax advice; confirm figures with the town assessor or tax collector.
Buying or Selling in Clarence or Amherst? Let's Talk
Your home is important. Work with someone you trust. Call or text Michael at (716) 713-2957, or send a note below.
