Allegheny County Property Tax Appeal, Pennsylvania

Travis Bunn·Updated July 24, 2026

Allegheny County is Pennsylvania's second-most populous county with approximately 1.23 million residents as of 2026. The county seat is Pittsburgh, which serves as the region's major economic and cultural hub. Other notable municipalities include Penn Hills, Mount Lebanon, Bethel Park, and Ross Township, comprising 130 municipalities across the county. Property tax appeals are particularly important in Allegheny County because the median annual property tax bill of $2,758 is $358 above the national median of $2,400, and the county has not conducted a countywide reassessment since 2012, leading to widespread valuation discrepancies. The effective property tax rate of 1.39% is significantly higher than many comparable counties, making successful appeals potentially worth thousands of dollars in annual savings.

Notable cities: Pittsburgh, Penn Hills, Mount Lebanon, Bethel Park, Ross Township

Median Home

$115,200

Tax Rate

1.39%

Annual Tax

$2,758

Population

1,223,000

On the typical Allegheny County home, valued near $115,200 at the county’s effective tax rate of 1.39%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: September 2, 2025 (for 2026 tax year)

That is at most 41 days away. Your exact date is on your assessment notice, so do not wait on it.

For the 2026 tax year, appeals must be filed by September 2, 2025 (extended from September 1 due to Labor Day holiday). The filing window opens July 3, 2025, creating a 60-day window. This represents a major change from prior years when appeals were filed during the first quarter of the tax year. Beginning with tax year 2026, all annual appeals are prospective and must be filed in the year prior to the tax year being appealed.

See if your Allegheny County home is over-assessed

Free analysis in 30 seconds. If the numbers support a appeal, your complete evidence packet is $49.

✓ All 50 states✓ Instant results✓ $49 flat fee

Pennsylvania stone house with picket fence. Allegheny County appeal guide.

How Allegheny County Assesses Property

100%of market value

Assessed by: Allegheny County Office of Property Assessments

Assessment cycle: annual

Notices typically mailed: Spring (typically mid-March)

Allegheny County uses a base year methodology with 2012 as the base year, but Pennsylvania law requires properties to be assessed at 100% of fair market value. However, due to the Common Level Ratio (CLR) of 50.14% for 2026, properties should actually be assessed at approximately 50% of current market value to reflect the 2012 base year. For example, if your home's current market value is $200,000, your proper assessed value should be $200,000 × 0.5014 = $100,280, resulting in approximately $1,393 in annual taxes at the county's effective rate of 1.39%. This substantial difference between current market value and proper assessed value is why appeals are so successful in Allegheny County.

The Appeal Process

Appeals are heard by the Board of Property Assessment Appeals and Review (BPAAR). BPAAR hearings are quasi-judicial but relatively informal proceedings conducted telephonically. A hearing officer with real estate expertise (appraiser, agent, attorney, or inspector) reviews your evidence and the county's position, then makes a recommendation to the Board. The Board typically takes 60-90 days to issue a Notice of Disposition with their decision.

Step 1: Obtain the Annual Assessment Appeal Form between July 3 and September 2, 2025 from the Allegheny County Real Estate Portal (https://www2.alleghenycounty.us/RealEstate/Default.aspx) or download from the Office of Property Assessments website

Step 2: Complete the appeal form with your parcel information, contact details, and your opinion of the correct assessed value based on the Common Level Ratio (current market value × 0.5014 for 2026)

Step 3: Submit the completed form online through the Real Estate Portal, by mail, or in person to the Office of Property Assessments by September 2, 2025. Request a stamped copy as proof of filing

Step 4: Gather supporting evidence including comparable sales (not assessed values), photographs of property condition, recent appraisal if available, and estimates for needed repairs. Submit evidence at least 10 days before your scheduled hearing via the Real Estate Portal, email to appeals@alleghenycounty.us, or mail to County Office Building Room 334

Step 5: Attend your scheduled hearing before the Board of Property Assessment Appeals and Review (BPAAR). Residential property owners receive at least 14 days notice. Hearings are currently conducted telephonically with a hearing officer who has real estate experience

Step 6: Receive the Board's Notice of Disposition typically 60-90 days after your hearing. If you disagree with the decision, you have 30 days to appeal to the Court of Common Pleas (Board of Viewers)

Step 7: If necessary, file a further appeal with the Allegheny County Court of Common Pleas within 30 days of the BPAAR decision for a de novo (fresh) hearing with new evidence presentation

Required form: Annual Assessment Appeal Form (available online through Real Estate Portal)

Filing Methods

online:File through the Allegheny County Real Estate Portal at https://www2.alleghenycounty.us/RealEstate/Default.aspx - Find your parcel and click the Appeal Status tab to access the 2026 Online Form

mail:Office of Property Assessments, Allegheny County Office Building, Third Floor, 542 Forbes Avenue, Pittsburgh, PA 15219

in-person:Office of Property Assessments, Allegheny County Office Building, Third Floor, 542 Forbes Avenue, Pittsburgh, PA 15219

Evidence to Bring

Comparable sales data from similar properties sold within the past year in your neighborhoodRecent professional appraisal reportPhotographs showing property condition, defects, or deferred maintenanceWritten estimates for needed repairs or renovation costsProperty record card with corrections to any inaccurate building characteristics

Allegheny County Assessor Contact

Allegheny County Office of Property Assessments

Website: https://www.alleghenycounty.us/Services/Property-Assessments-and-Real-Estate

Online Portal: https://www2.alleghenycounty.us/RealEstate/Default.aspx

Hours: Monday-Friday, 8:30 AM - 4:30 PM (call to confirm)

Tax Exemptions in Allegheny County

Homestead/Farmstead Exclusion (Act 50)

$18,000 reduction in assessed value

Reduces the assessed value of owner-occupied primary residences for Allegheny County tax purposes only (does not apply to municipal or school district taxes unless separately adopted)

Eligibility: Primary residence owners who occupy the property as their principal dwelling. Must be owner-occupied and used as the primary residence.Deadline: March 1 annually, but only needs to be filed once unless ownership or primary residence status changes

Property Tax/Rent Rebate Program (Act 1)

Up to $1,000 annual rebate

State-funded rebate program providing direct rebates to eligible homeowners and renters, separate from the homestead exclusion

Eligibility: Homeowners age 65+, widows/widowers age 50+, or disabled persons age 18+ with household income of $45,000 or less (Social Security income generally excluded from calculation)Deadline: June 30 annually for the prior tax year - file form PA-1000 with PA Department of Revenue

Disabled Veterans' Real Estate Tax Exemption

100% exemption from all property taxes

Complete exemption from all real property taxes (county, municipal, and school district) on the principal residence

Eligibility: Honorably discharged veterans rated 100% permanently and totally disabled by the VA, or veterans with blindness, paraplegia, or loss of two or more limbs, with wartime service. Income must be $114,637 or less annually (automatic), or higher incomes qualify if expenses exceed income. Surviving spouses may also qualify.Deadline: Apply through Allegheny County Veterans Affairs Office using forms MA-VA-40 and MA-VA-41

School District Homestead Exclusions (Act 1 Gaming Revenue)

Typically $200-$700 annually depending on school district allocation

Additional school tax relief funded by state gaming revenue, varies by school district within Allegheny County

Eligibility: Primary residence owners who have filed for Act 50 homestead exclusion are automatically enrolledDeadline: Automatic enrollment if Act 50 homestead is on file

Allegheny County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

✓ All 50 states✓ Instant results✓ $49 flat fee

Frequently Asked Questions

What is the deadline to appeal my property taxes in Allegheny County for 2026?

The deadline to file a property tax appeal for the 2026 tax year is September 2, 2025, because September 1st falls on Labor Day. This represents a significant change from prior years, appeals are now filed prospectively in the year before the tax year being appealed. The filing window opens July 3, 2025, giving property owners exactly 60 days to submit their appeal. This earlier deadline allows the county to finalize assessments before January 1, 2026, so your 2026 tax bill will reflect any appeal results without requiring retroactive adjustments or refunds.

How does the Common Level Ratio (CLR) affect my Allegheny County property tax appeal?

The 2026 Common Level Ratio (CLR) for Allegheny County is 50.14%, which is crucial for determining your correct assessed value. Because the county uses a 2012 base year but hasn't reassessed since then, your assessed value should equal only 50.14% of your property's current market value. For example, if your home is currently worth $250,000, your proper assessed value should be $125,350 ($250,000 × 0.5014). If your current assessment exceeds this amount, you have strong grounds for an appeal. The CLR has been declining steadily, it was 81.1% in 2021 and 52.7% in 2025, meaning more properties are now over-assessed relative to the base year standard.

How do I file a property tax appeal in Allegheny County online?

To file online, visit the Allegheny County Real Estate Portal at https://www2.alleghenycounty.us/RealEstate/Default.aspx and search for your property by address, owner name, or parcel number. Once you locate your parcel, click on the 'Appeal Status' tab where you'll find the '2026 Online Form' button during the filing window (July 3 - September 2, 2025). The online form auto-fills most property information and requires minimal input from you. After submission, you'll receive an automated email confirmation with your submitted appeal form attached for your records. You can also submit supporting evidence online through the same portal under the Appeals Status tab.

What is the homestead exemption worth in Allegheny County?

Allegheny County's Act 50 homestead exclusion reduces your assessed value by $18,000 for county tax purposes only. With the county millage rate, this typically saves homeowners approximately $180-250 annually on the county portion of their tax bill. However, many school districts within Allegheny County also offer additional homestead exclusions funded by gaming revenue (Act 1), which typically provide $200-700 in additional annual school tax relief depending on your district's allocation. The combined savings from both programs can total $400-900+ annually. Municipalities may also adopt their own homestead exclusions, so check with your local municipality for potential additional savings.

What evidence do I need for a successful Allegheny County property tax appeal?

The most effective evidence includes recent comparable sales of similar properties in your neighborhood that sold within the past 12 months, focus on actual sale prices, not assessed values. A recent professional appraisal (within the past year) carries significant weight. Photographs documenting property defects, deferred maintenance, water damage, or structural issues are essential. Written estimates from contractors for necessary repairs help quantify diminished value. Also bring your property record card from the county and note any factual errors about square footage, number of rooms, or features. All evidence must be submitted at least 10 days before your hearing via the online portal, email to appeals@alleghenycounty.us, or mail to Room 334, County Office Building.

What happens at my Board of Property Assessment Appeals and Review hearing?

BPAAR hearings in Allegheny County are currently conducted telephonically and are relatively informal. You'll present your case to a hearing officer with real estate expertise (such as an appraiser, real estate agent, or attorney) who reviews your evidence and the county assessor's position. The hearing typically lasts 15-30 minutes. You'll explain why you believe your assessment is incorrect, present your comparable sales or appraisal, and discuss any property issues. The county may also present their evidence. The hearing officer then makes a recommendation to the full BPAAR Board, which typically issues a Notice of Disposition within 60-90 days. You'll receive at least 14 days advance notice of your scheduled hearing date if you're a residential property owner.

Can I appeal my Allegheny County property taxes every year?

Yes, Pennsylvania law allows property owners to file an annual assessment appeal every year as long as no other appeal is pending on the same property. Given that Allegheny County hasn't conducted a countywide reassessment since 2012 and the Common Level Ratio continues to decline annually (50.14% for 2026, down from 52.7% in 2025), many properties that were correctly assessed in previous years may now be over-assessed. Even if you successfully appealed in the past, market conditions change and you may qualify for further reductions. There is no filing fee to appeal with the Board of Property Assessment Appeals and Review, making it a cost-free opportunity to ensure you're not overpaying on your property taxes.

How much can I save by appealing my property taxes in Allegheny County?

Savings vary significantly based on your property's over-assessment, but successful appeals often reduce assessed values by $20,000 to $100,000 or more. With Allegheny County's combined millage rates (county, municipal, and school district) typically totaling 15-30 mills depending on location, a $50,000 reduction in assessed value saves approximately $750-$1,500 annually. These savings continue every year going forward until the next reassessment or successful counter-appeal by taxing authorities. Properties purchased or built after 2012 are often significantly over-assessed because their current values exceed the 2012 base year values by more than the CLR accounts for, making them prime candidates for substantial reductions through the appeal process.

Official Resources

Allegheny County Office of Property Assessments →

Official county website for property assessment information, appeals, exemptions, and tax abatement programs.

Allegheny County Real Estate Portal - Property Search and Online Appeals →

Search property records, view assessment information, file online appeals, and submit evidence through the county's official real estate database.

Pennsylvania Department of Revenue - Property Tax Relief Programs →

State resource for property tax rebate programs, homestead/farmstead exclusion information, and statewide property tax relief initiatives.

Allegheny County Property Appeal Guide - Controller's Office →

Comprehensive guide to the property assessment appeal process with tips on evidence submission and what to expect at hearings.

For state-wide appeal information including Pennsylvania's assessment ratio and deadlines, see our Pennsylvania Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Pennsylvania Counties

Bucks County (Doylestown)Chester County (West Chester)Columbia County (Bloomsburg)Cumberland County (Carlisle)Delaware County (Media)Juniata County (Mifflintown)

← All Pennsylvania property tax appeal info

Sources: https://www.alleghenycounty.us/Services/Property-Assessments-and-Real-Estate | https://www2.alleghenycounty.us/RealEstate/Default.aspx | https://www.reedsmith.com/articles/real-estate-tax-exemption-deadline-file-annual-real-estate-tax/ | https://www.tax-rates.org/pennsylvania/allegheny_county_property_tax | https://worldpopulationreview.com/us-counties/pennsylvania/allegheny-county | https://propertytaxrates.org/exemptions/pennsylvania/

Last verified: 2026-07-24