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FIPS: 36081•Rank #9 National•Rank #3 in NY
Queens County, NY
Forward-Looking Municipal Debt, Assessment Lag & Carrying Cost Audit
High Tax Drift Risk
96% Conf.
Tax Drift Index
72.2/ 100
High Drift Risk
Queens County Executive Risk Briefing
MSRB EMMA Disclosures & US Census BureauAugust 2026
Queens County carries a High Tax Drift Score (72.2/100) based on $9,400 in overlapping municipal debt per capita and a +25% CAD assessment lag spread. Projected 3-year millage escalation of +0.13% (+13 bps) indicates an estimated +$2,126/yr escrow adjustment on median-priced properties.
Median Home: $720,000Median Income: $78,000Effective Tax: 0.9%
Municipal Debt Per Capita
$9,400
12.1% of Median Income
CAD Valuation Lag
+25.0%
Assessed Value trailing Market HPI
3-Yr Millage Escalation
+13 bps
Effective Rate: 0.9% → 1.0%
Projected Annual Escrow Shock
+$2,126/yr
Estimated on median assessed home
Interactive Property Tax & Escrow Shock Simulator
Model forward-looking ad valorem tax obligations and monthly escrow adjustments for a specific parcel in Queens County, NY.
$720,000
$0
Current Annual Tax
$6,480
@ 0.90% eff. rate
Year 3 Projected Tax
$8,606
@ 1.03% eff. rate
Net Escrow Increase
+$2,126/yr
+$177/mo mortgage escrow
Projected Shock Attribution Breakdown+13 bps rate shift
1. Muni Bond Debt Service
+6 bps
I&S bond amortization
2. Operating Deficit Drift
+7 bps
M&O budget expansion
3. CAD Valuation Catch-up
+$1,053/yr
+$117,000 assessed base
Overlapping Taxing Jurisdictions & Debt Obligations
Breakdown of autonomous debt issuers assessing ad valorem property taxes on parcels within Queens County.
| Entity Name | Entity Type | Outstanding Bond Debt | Debt / Student or Cap | Adopted Millage |
|---|---|---|---|---|
| New York City Public Schools (Queens) | ISD | $7.2B | $24,000 | 0.450% |
5-Year Historical Drift Score & Effective Rate Trajectory
2022
64
0.8% eff.
2023
66
0.9% eff.
2024
69
0.9% eff.
2025
71
0.9% eff.
2026
72.2
0.9% eff.
Statutory Constraint & Legislative Policy
Class 1 residential properties subject to statutory 6% annual assessment growth limit (20% over 5 years).
Data Provenance & Audit Citations