Last updated: June 2026 · Data: US Census Bureau ACS 2019-2023
How to Appeal Property Taxes in Pennsylvania
Pennsylvania homeowners pay a median of $2,373/year in property taxes on a median home value of $193,100. If your home is over-assessed, you could save hundreds or thousands per year.
What is the property tax rate in Pennsylvania?
Pennsylvania has an effective property tax rate of 1.29%, ranking #11 out of 50 states. The total tax burden (property + income + sales) is 8.7%, ranked #31 nationally.
Source: US Census ACS & Tax Foundation, 2024
Property Tax
1.29%
Rank: #11
Income Tax
3.07%
Rank: #38
Sales Tax
6.34%
Rank: #35
Total Burden
8.7%
Rank: #31/50
Key Information
- Filing Deadline
- Varies by county (typically August 1 - October 5)
- Median Property Tax
- $2,373/year
- Effective Rate
- 1.29%
- Reassessment Cycle
- Varies (some counties haven't reassessed in 10-20+ years; others do it periodically)
- Can Value Go Up From Appeal?
- Yes (in some cases)
Official Pennsylvania appeal form
State template — some counties publish their own version.
PA has no uniform statewide appeal form — each county assessment office publishes its own annual appeal packet.
Appeal Process
The property tax appeal process in Pennsylvania involves several stages:
1. Review Your Assessment Notice
When you receive your annual assessment notice, compare the assessed value to recent sales of similar properties in your area. The Pennsylvania assessment is based on a varies (some counties haven't reassessed in 10-20+ years; others do it periodically) cycle. If your assessed value appears higher than comparable properties, you may have grounds for an appeal.2. Gather Evidence
Before filing, collect 3-5 comparable sales within 0.5 miles of your property that sold within the last 12 months. Focus on homes with similar square footage (within 20%), similar age, and similar condition. Photos documenting any condition issues with your property (deferred maintenance, structural problems, flooding) strengthen your case.3. File Your Appeal
In Pennsylvania, appeals are filed with the County Board of Assessment Appeals. The deadline is: Varies by county (typically August 1 - October 5). File in writing, clearly stating your property address, current assessed value, and the value you believe is correct. Include your comparable sales evidence.4. Attend the Hearing
After filing, you'll receive a hearing date. Present your evidence clearly and concisely. Focus on the data — comparable sales prices, condition differences, and any errors in the assessor's records (wrong square footage, bedroom count, etc.).5. Escalation (If Needed)
If the initial appeal is denied, you can escalate to the Court of Common Pleas. This is a more formal process but follows the same evidence-based approach. Many homeowners who lose at the first level succeed on escalation because they've refined their evidence.Governing law: 53 Pa.C.S. § 8811 (and county-specific codes)
Appeal authority: County Board of Assessment Appeals → Escalation: Court of Common Pleas
Common Mistakes to Avoid
1. Missing the Deadline
The most common mistake is filing late. In Pennsylvania, the deadline is Varies by county (typically August 1 - October 5). Mark this date immediately when you receive your assessment notice. Late filings are rejected regardless of merit.2. Using Zillow/Redfin Estimates as Evidence
Assessor boards don't accept online estimates (Zestimates, Redfin estimates) as evidence. They want actual closed sales — transactions that completed with recorded deeds. Pull data from your county recorder's office or MLS records.3. Comparing to Dissimilar Properties
Using a 1,200 sqft ranch as a comparable for your 3,000 sqft colonial will get your appeal dismissed. Stick to properties within 20% of your square footage, similar age (within 20 years), and within 0.5 miles.4. Being Emotional at the Hearing
"My taxes are too high" is not evidence. "My home is assessed at $350,000 but five comparable sales within 0.5 miles averaged $295,000" is evidence. Stay factual and data-driven.5. Not Checking for Errors
Before building a comparable-sales case, check if the assessor has basic facts wrong — square footage, lot size, bedroom count, year built, or property type. Factual errors are the easiest appeals to win.6. Triggering a Value Increase
In Pennsylvania, the review board can potentially raise your value during the appeal. This is rare but possible if your property is significantly under-assessed. Before filing, make sure your assessed value is genuinely above market value — not just above what you'd prefer to pay.Tips for Success
Start with the assessor's own data. Request your property record card from the County Board of Assessment Appeals. Look for factual errors (wrong sqft, lot size, bedroom count). If you find one, your appeal is nearly guaranteed to succeed.
Time your appeal strategically. In Pennsylvania, the reassessment cycle is: Varies (some counties haven't reassessed in 10-20+ years; others do it periodically). Appeals filed in reassessment years often have the highest success rates because values change the most.
Use the "sales ratio" approach. If homes in your area are selling for less than their assessed values, the entire area may be over-assessed. Present a ratio analysis showing the assessment-to-sale-price ratio exceeds the legal standard.
Consider hiring a representative. For properties assessed above $500,000, the potential savings ($355+ per year in Pennsylvania) often justify professional help. Representatives know what evidence the board responds to.
File even if you're unsure. There's no filing fee in most counties. The worst outcome is your value stays the same. The best case is a reduction that saves you money every year until the next reassessment.
Check for exemptions separately. Many homeowners qualify for exemptions (homestead, senior, veteran, disability) that they've never applied for. These are separate from an assessment appeal and can be filed at any time.
Available Exemptions
Common property tax exemptions available in Pennsylvania:
- Homestead Exemption — Reduces taxable value for owner-occupied primary residences. Must apply through your county assessor's office.
- Senior/Elderly Exemption — Additional reduction for homeowners age 65+ (income limits may apply).
- Veteran/Disabled Veteran Exemption — Partial or full exemption for qualifying veterans.
- Disability Exemption — Reduction for homeowners with qualifying disabilities.
- Agricultural/Farm Use — Special assessment for land actively used for farming.
Check with your county assessor for specific eligibility requirements and application deadlines. Many homeowners qualify for multiple exemptions but never apply.
Steps to Appeal
- 1Get your assessment notice — Review the assessed value on your annual notice from the county.
- 2Find comparable sales — Look up 3-5 recent sales of similar homes nearby on Zillow or Redfin.
- 3File your appeal — Submit before the deadline: Varies by county (typically August 1 - October 5)
- 4Attend hearing (if needed) — Present your evidence. Note: in this state, your value could potentially increase.
Don't want to do it yourself?
We research your property, prepare evidence, and file the appeal. Fee: 20% of first-year savings — only if we succeed. Nothing upfront.
Counties in Pennsylvania
Showing top 20 of 67 counties by median property tax.
| County | Median Tax | Median Home | Rate |
|---|---|---|---|
| Chester County | $6,191 | $461,800 | 1.34% |
| Delaware County | $6,001 | $302,400 | 1.98% |
| Bucks County | $5,833 | $421,700 | 1.38% |
| Montgomery County | $5,776 | $409,900 | 1.41% |
| Northampton County | $4,710 | $285,000 | 1.65% |
| Lehigh County | $4,591 | $276,100 | 1.66% |
| Monroe County | $4,435 | $241,200 | 1.84% |
| Berks County | $4,238 | $239,700 | 1.77% |
| York County | $3,947 | $235,000 | 1.68% |
| Lancaster County | $3,941 | $279,400 | 1.41% |
| Adams County | $3,569 | $256,100 | 1.39% |
| Pike County | $3,502 | $250,900 | 1.4% |
| Allegheny County | $3,399 | $216,700 | 1.57% |
| Centre County | $3,282 | $308,100 | 1.07% |
| Cumberland County | $3,180 | $261,900 | 1.21% |
| Lebanon County | $3,180 | $227,300 | 1.4% |
| Dauphin County | $3,171 | $222,300 | 1.43% |
| Butler County | $2,950 | $275,600 | 1.07% |
| Carbon County | $2,914 | $193,700 | 1.5% |
| Lackawanna County | $2,910 | $189,900 | 1.53% |