AppealDesk

Bucks County Property Tax Appeal, Pennsylvania

Travis BunnTravis Bunn·Updated July 25, 2026

Bucks County is the fourth-most populous county in Pennsylvania with an estimated population of 647,240 as of 2026. Located in southeastern Pennsylvania, the county seat is Doylestown, with major population centers including Bensalem (the largest township), Bristol, Levittown, and Warminster. Bucks County has one of the highest median property tax burdens in Pennsylvania, ranking second only to Chester County. With a median home value of $321,500 and an effective tax rate of 1.27%, the typical homeowner pays $4,090 annually, significantly above both state and national averages. This high tax burden makes property tax appeals particularly valuable for Bucks County residents.

Notable cities: Doylestown, Bensalem, Bristol, Levittown, Newtown, Warminster

Median Home

$321,500

Tax Rate

1.27%

Annual Tax

$4,090

Population

647,240

On the typical Bucks County home, valued near $321,500 at the county’s effective tax rate of 1.27%, 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: August 3, 2026

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

The annual appeal deadline for the 2027 tax year is August 3, 2026. Applications with the required fee and documents must be on file in the Board of Assessment Appeals office or postmarked on or before this date. Property owners who receive a Change of Assessment Notice have 40 days from the notice date to file an interim appeal, regardless of the annual deadline.

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How Bucks County Assesses Property

100%of market value

Assessed by: Bucks County Board of Assessment Appeals

Assessment cycle: ongoing

Notices typically mailed: Spring (typically mid-April)

In Bucks County, Pennsylvania uses a unique assessment system with a low assessment ratio and a Common Level Ratio (CLR) factor to estimate market value. The current CLR factor is 17.86 (July 2026 through June 2027), meaning assessed values are only about 5.60% of market value. For example, if your home's market value is $321,500 (the county median), your assessed value would be approximately $18,000, which when multiplied by the CLR factor (18,000 × 17.86) returns to the estimated market value of $321,480. At the county's effective rate of 1.27%, this results in approximately $4,083 in annual property taxes. However, for appeal purposes, the Board of Assessment Appeals determines current market value directly.

The Appeal Process

Appeals are heard by the Board of Assessment Appeals. The Board of Assessment Appeals is comprised of three members who determine the current market value of all properties in the county. Hearings are held on the first and third Tuesday of each month at 10:00 AM. You will be notified at least 20 days prior to your hearing date, and you or your authorized attorney must be present unless a waiver is requested.

1

Step 1: Verify your property information on the Bucks County Board of Assessment website (www.buckscountyboa.org) to ensure the data on file is accurate, including lot size, square footage, number of bedrooms and bathrooms, and property characteristics.

2

Step 2: Research comparable sales in your neighborhood to support your appeal. Gather at least 3-5 recent sales (within the past year) of similar properties that sold for less than your assessed market value. The county assessor's records and MLS data are good sources for comparables.

3

Step 3: Download and complete the appropriate appeal form from the Board of Assessment Appeals website. Submit the completed form with the required $250 filing fee (check or money order payable to Bucks County Board of Assessment) and all supporting documentation by August 3, 2026.

4

Step 4: Choose between Option 1 (written review without a hearing) or Option 2 (formal hearing before the Board). If you select Option 1, submit all evidence with your application. If you select Option 2, you will be notified by mail at least 20 days prior to your hearing date and time.

5

Step 5: If you chose a formal hearing, appear before the Board of Assessment Appeals with your evidence including comparable sales data, photos of property conditions, recent appraisals, and repair estimates. The Board meets the 1st and 3rd Tuesday of every month at 10:00 AM.

6

Step 6: If the Board's decision is unfavorable, you may file a further appeal to the Court of Common Pleas within the statutory deadline after receiving the Board's decision.

7

Step 7: As a final option, if the Common Pleas Court decision is unfavorable, you may appeal to the Pennsylvania State Board of Assessment Appeals or the Commonwealth Court.

Required form: Bucks County Property Assessment Appeal form (separate residential and commercial forms available)

Filing Methods

online:Forms can be downloaded from www.buckscountyboa.org
mail:Board of Assessment Appeals Office, County Administration Building, 55 E. Court Street, Doylestown, PA 18901
in-person:Board of Assessment Appeals Office, 6th Floor, County Administration Building, 55 E. Court Street, Doylestown, PA 18901 (weekdays 8:00 AM to 4:30 PM)

Evidence to Bring

Comparable sales data (3-5 recent sales of similar properties)Recent independent appraisal (costs $300-$500 for residential)Photographs documenting property condition or defectsRepair estimates or contractor invoices for needed repairsProperty survey or plot planPrior assessment notices or tax bills

Bucks County Assessor Contact

Bucks County Board of Assessment Appeals

Phone: 215-348-6219

Address: County Administration Building, 55 East Court Street, 6th Floor, Doylestown, PA 18901

Website: https://www.buckscountyboa.org

Online Portal: https://www.buckscountyboa.org

Hours: Monday-Friday, 8:00 AM to 4:30 PM

Tax Exemptions in Bucks County

Homestead/Farmstead Exclusion

Varies by school district (median exclusion $8,000-$15,000 assessed value reduction)

Reduces the assessed value of your primary residence for school district tax purposes. The exclusion amount varies by school district within Bucks County, but typically ranges from several hundred to over a thousand dollars in annual savings.

Eligibility: Must own and occupy the property as your primary residence. Once approved, the exclusion remains in effect until you move or the property is no longer your primary residence. You do not need to reapply annually.Deadline: March 1, 2027 for tax year beginning July 1, 2027

100% Disabled Veteran Real Estate Tax Exemption

100% exemption (full elimination of property taxes)

Complete exemption from all real property taxes (county, municipal, and school district) on the primary residence of qualifying veterans. This is the most valuable exemption available, potentially saving $4,000-$7,500 annually in Bucks County.

Eligibility: Must be an honorably discharged veteran with 100% permanent and total service-connected disability rating from the U.S. Department of Veterans Affairs, or rated as individually unemployable (TDIU). Must occupy the property as principal dwelling. Income limit of $114,647 annually (automatic qualification); those above must demonstrate financial need. Unmarried surviving spouses may continue to receive the exemption.Deadline: No specific deadline; apply anytime through the Bucks County Director of Veterans Affairs

Property Tax/Rent Rebate Program

$380 to $1,000 standard rebate (income-based sliding scale); up to $500 supplemental rebate for qualifying applicants

State-funded rebate program providing up to $1,000 in property tax relief (or up to $1,500 with supplemental rebates) to eligible seniors, widows/widowers, and people with disabilities. This is not a reduction in assessment, but a cash rebate paid after taxes are paid.

Eligibility: Age 65 and older; or widows/widowers age 50 and older; or people with disabilities age 18 and older. Annual income limit of $45,000 for homeowners (half of Social Security income excluded from calculation). Must have paid property taxes or rent in the prior year.Deadline: December 31, 2026 for 2025 tax year rebates

Bucks County Appeal Statistics

Avg Reduction

$650

Bucks County Appeal Packet · $49

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Bucks County for 2026?
The deadline to file a property tax appeal in Bucks County for the 2027 tax year is August 3, 2026. Your application with the required $250 filing fee and all supporting documents must be on file in the Board of Assessment Appeals office or postmarked by this date. If you miss the annual deadline, you must wait until the next year to appeal. However, if you receive a Change of Assessment Notice (interim reassessment), you have 40 days from the date printed on that notice to file an appeal, regardless of the annual deadline. Mark your calendar now to avoid missing this critical deadline and paying higher taxes for another year.
How much does it cost to file a property tax appeal in Bucks County?
Filing a property tax appeal in Bucks County requires a non-refundable $250 filing fee per parcel. The fee must be submitted along with your completed appeal application and supporting documents. Make your check or money order payable to "Bucks County Board of Assessment." Do not send cash through the mail. This fee is required before a hearing will be scheduled, and it will not be returned even if your appeal is unsuccessful or you fail to appear at your scheduled hearing. The fee must be paid for each separate parcel you wish to appeal.
What is the homestead exclusion worth in Bucks County?
The Homestead/Farmstead Exclusion in Bucks County reduces your assessed value for school district tax purposes, with the dollar amount varying by school district. Most homeowners in Bucks County receive an assessed value reduction of $8,000 to $15,000, which translates to annual savings of several hundred to over one thousand dollars depending on your school district's millage rate. This exemption only applies to school taxes, not county or municipal taxes. You must apply by March 1, 2027 for the tax year beginning July 1, 2027. Once approved, the exclusion automatically renews each year as long as the property remains your primary residence.
Can I appeal my Bucks County property taxes online?
While you cannot submit your appeal entirely online, you can download the required appeal forms from the Bucks County Board of Assessment Appeals website at www.buckscountyboa.org. After completing the form and gathering your supporting evidence, you must submit it along with the $250 filing fee by mail to the Board of Assessment Appeals Office at 55 East Court Street, Doylestown, PA 18901, or deliver it in person to the 6th floor of the County Administration Building during business hours (weekdays 8:00 AM to 4:30 PM). The deadline is August 3, 2026 for annual appeals. Online submission is not currently available.
What evidence do I need to win a property tax appeal in Bucks County?
To win a property tax appeal in Bucks County, you need hard data proving your property's market value is lower than the county's assessment. The most persuasive evidence includes 3-5 recent comparable sales (within the past year) of similar properties in your neighborhood that sold for less than your assessed value. An independent appraisal from a certified appraiser is the strongest evidence but costs $300-$500. Also bring photographs documenting property defects or damage, repair estimates from licensed contractors, your property survey, and prior assessment notices. Settlement sheets alone cannot be your only evidence. The taxpayer bears the burden of proof, so thorough documentation is essential.
How long does a Bucks County property tax appeal take?
After filing your appeal by August 3, 2026, the Bucks County Board of Assessment Appeals will process your application and, if you selected a formal hearing, notify you by mail at least 20 days before your scheduled hearing date. The Board meets on the first and third Tuesday of each month at 10:00 AM. If you chose the written review option (Option 1 on the form), the Board reviews your submitted evidence without a hearing. The county typically takes several weeks to months to process appeals and issue decisions. If your appeal is successful, any assessment reduction will be effective for the 2027 tax year. You should receive a decision before the new tax bills are issued.
What happens if I disagree with the Board of Assessment Appeals decision in Bucks County?
If you disagree with the Bucks County Board of Assessment Appeals decision, you have the right to file a further appeal to the Court of Common Pleas within the statutory deadline after receiving the Board's decision. This is a de novo proceeding, meaning the court reviews the evidence fresh rather than just reviewing the Board's decision. You must file within the deadline specified in the Board's decision notice. If the Common Pleas Court decision is also unfavorable, you may appeal to the Pennsylvania State Board of Assessment Appeals or the Commonwealth Court. Each level of appeal requires proper filing within strict deadlines, and you may wish to consult an attorney for higher-level appeals.
Does Bucks County offer property tax relief for seniors?
Yes, Bucks County seniors have access to multiple property tax relief programs. The Pennsylvania Property Tax/Rent Rebate Program provides rebates of $380 to $1,000 (with potential supplemental rebates up to $500 more) to homeowners age 65 and older with annual income under $45,000 (half of Social Security excluded). The deadline to apply for 2025 tax year rebates is December 31, 2026. Additionally, all homeowners including seniors can apply for the Homestead Exclusion by March 1, 2027, which reduces assessed value for school taxes. Disabled veterans with 100% service-connected disability may qualify for complete property tax exemption. Contact the Bucks County Board of Assessment Appeals at 215-348-6219 or the Area Agency on Aging at 267-880-5700 for assistance.

Official Resources

Bucks County Board of Assessment Appeals Official Website →

Access property records, download appeal forms, search assessments, and find official contact information for filing appeals.

Pennsylvania Department of Revenue - Property Tax/Rent Rebate Program →

Apply for senior and disability property tax rebates of up to $1,000, check eligibility, and download application forms.

Bucks County Disabled Veterans Real Estate Tax Exemption →

Information and application process for 100% disabled veterans to receive complete property tax exemption on primary residence.

Bucks County Official Government Website →

Official county portal with tax information, appeal forms, homestead exclusion applications, and contact details for all county services.

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

Allegheny County (Pittsburgh)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.buckscountyboa.org/ | https://www.buckscounty.gov/438/Board-of-Assessment-Appeals | https://www.tax-rates.org/pennsylvania/bucks_county_property_tax | https://www.ownwell.com/trends/pennsylvania/bucks-county | https://lawyermarc.com/real-estate/property-tax-assessment-appeals-in-bucks-county/

Last verified: 2026-07-25