How to Appeal Your Property Tax in Pennsylvania

Pennsylvania homeowners can appeal their property tax assessment if they believe it's too high. This guide covers the 2026 appeal deadline, required evidence, and step-by-step process.

2026 Appeal Deadline: August 1 most counties

Don't miss your window. Missing the deadline means waiting another full year.

How Pennsylvania Assesses Property

100%of market value

Pennsylvania assesses residential property at 100% of market value.

Pennsylvania is a full-value state by statute, but each county sets its own predetermined ratio which varies widely. Assessment ratios effectively range from under 20% to 100% depending on the county.

The Appeal Process

Appeals are heard by the Board of Assessment Appeals. An informal review is available before filing a formal appeal.

County Assessment Office (Informal)

Board of Assessment Appeals

Court of Common Pleas

Commonwealth Court

Pennsylvania Appeal Deadline

Deadline: August 1 most counties

Typical window: March - August

See all 50 state deadlines for 2026 →

What Overassessment Costs Pennsylvania Homeowners

The median home in Pennsylvania is worth $220,000. If your assessment is just 10% too high, you may be overpaying:

~$337/year

Effective tax rate: 1.53% · Median value: $220,000

Check Your Pennsylvania Assessment

Enter your address to see your estimated overassessment and Pennsylvania filing deadline.

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Pennsylvania Counties

Allegheny County

Median: $105,800 · Rate: 2.59%

Deadline: September 2, 2026

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Bucks County

Median: $321,500 · Rate: 1.91%

Deadline: August 1, 2026

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Chester County

Median: $538,900 · Rate: 1.25%

Deadline: May 1 through the first business day in August

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Delaware County

Median: $367,100 · Rate: 1.67%

Deadline: August 1

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Montgomery County

Median: $382,300 · Rate: 1.25%

Deadline: August 1

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Philadelphia County

Median: $182,300 · Rate: 1.20%

Deadline: October 6, 2026

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Key Terms for Pennsylvania Homeowners

Millage Rate

The tax rate used to calculate property taxes, expressed as dollars per $1,000 of assessed value. One mill equals $1 per $1,000.

Reassessment

The periodic process where a county or municipality updates property values, typically occurring on a set cycle (annually, every 2-5 years, etc.).

Guides & Resources

Property Tax Appeal Resources

Best Appeal Services Compared

7 companies compared — pricing, coverage, and pros/cons for 2026.

2026 Appeal Deadlines

Every state's deadline, filing method, and what happens if you miss it.

Assessment Ratios by State

Every state's assessment percentage — from 4% to 100% — with worked examples.

9 Ways to Lower Your Property Taxes

From homestead exemptions to formal appeals — every method that works.

Savings Calculator

Check if you're overassessed — enter your assessed value to see potential savings.

Frequently Asked Questions

How do I appeal my property tax in Pennsylvania?

In Pennsylvania, you file a appeal with the Board of Assessment Appeals. An informal review is available before filing a formal appeal. The process has 4 levels: County Assessment Office (Informal), Board of Assessment Appeals, Court of Common Pleas, Commonwealth Court.

What is the Pennsylvania property tax appeal deadline?

The deadline to appeal your property tax in Pennsylvania is August 1 most counties. The typical window is March - August.

What is Pennsylvania's property tax assessment ratio?

Pennsylvania assesses residential property at 100% of market value. Pennsylvania is a full-value state by statute, but each county sets its own predetermined ratio which varies widely. Assessment ratios effectively range from under 20% to 100% depending on the county.

How much can I save by appealing in Pennsylvania?

The median home in Pennsylvania is worth $220,000. If your assessment is 10% too high, you may be overpaying approximately $337 per year.