Bucks County Property Tax Appeal — Pennsylvania

Rob Hartley·Updated February 15, 2026

Bucks County is located in southeastern Pennsylvania with its county seat in Doylestown, and includes major population centers like Bensalem, Bristol Township, Lower Makefield Township, and Levittown. Property tax appeals matter significantly here as Bucks County's effective property tax rate of 1.91% is significantly higher than the national median of 1.02%, and the median annual tax bill of $5,548 is $3,148 higher than the national median property tax bill of $2,400. The median property tax in Bucks County is $4,090 per year for a home worth the median value of $321,500, making property tax relief through appeals an important financial consideration for homeowners.

Notable cities: Doylestown, Bensalem, Bristol Township, Lower Makefield Township, Levittown

Median Home

$321,500

Tax Rate

1.91%

Annual Tax

$5,548

Population

646,000

2026 Appeal Deadline: August 1, 2026

The deadline for filing 2026 Annual Appeals is August 1, 2026. Application with required fee and applicable documents must be on file in the office of the Bucks County Board of Assessment Appeals, or postmarked on or before August 1, 2026 for Annual Appeals.

Property in Bucks County, Pennsylvania — local tax assessment and appeal guide

How Bucks County Assesses Property

100%of market value

Assessed by: Bucks County Board of Assessment Appeals

Assessment cycle: annual

Notices typically mailed: Spring

The Board of Assessment Appeals determines the current market value of all properties in the county and calculates the appropriate assessment. Since Pennsylvania uses a 100% assessment ratio, your assessed value equals your market value. For example, if your home's market value is $321,500 (the county median), at Pennsylvania's 100% assessment ratio your assessed value would be $321,500, resulting in approximately $6,140 in annual taxes at the county's effective rate of 1.91%.

The Appeal Process

Appeals are heard by the Board of Assessment Appeals. The staff prepares and schedules appeal hearings for the board. You'll present evidence of market value to support your requested assessment reduction.

Step 1: Download the residential appeal form from the Bucks County Board of Assessment website at https://www.buckscountyboa.org

Step 2: Complete the form and gather supporting documentation including comparable sales, photos of property condition, and any appraisals

Step 3: Choose between Option 1 (review without hearing) or Option 2 (formal hearing before a Board member)

Step 4: Submit the completed form with required fee and documents by August 1, 2026 via mail or in-person

Step 5: If you chose a hearing, appear before the Board of Assessment Appeals with your evidence on the scheduled date

Step 6: If unsatisfied with the Board's decision, you may appeal to the Court of Common Pleas

Step 7: Final appeals can be made to the Commonwealth Court of Pennsylvania

Required form: Residential Appeal Form (2027 tax year)

Filing Methods

online:Forms can be downloaded from https://www.buckscountyboa.org

mail:Mail to: Board of Assessment Appeals, 55 E. Court Street, Doylestown, PA 18901

in-person:Submit at Board of Assessment Appeals office, 6th floor, County Administration Building

Evidence to Bring

Comparable sales dataProperty photos showing conditionAppraisal reportsRepair estimatesSettlement sheets (supplementary)

Bucks County Assessor Contact

Bucks County Board of Assessment Appeals

Phone: (215) 348-6219

Address: 55 E. Court Street, Doylestown, PA 18901

Website: https://www.buckscountyboa.org

Online Portal: https://www.buckscountyboa.org/search/commonsearch.aspx?mode=owner

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

Tax Exemptions in Bucks County

Homestead Exclusion

Approximately $200 annually (varies by year)

Reduces taxable value of primary residence for school property taxes

Eligibility: Property must be your primary residenceDeadline: March 1, 2026

Property Tax/Rent Rebate Program

Up to $975 annually

Provides rebates to eligible seniors and disabled residents

Eligibility: Age 65+, widows/widowers 50+, or disabled 18+ with income under $45,000Deadline: June 30 annually

Disabled Veterans Exemption

Full or partial exemption based on disability rating

Real estate tax exemption for qualifying disabled veterans

Eligibility: Veterans with service-connected disabilityDeadline: Contact county for details

Farmstead Exclusion

Varies based on property use

Tax relief for agricultural buildings and structures

Eligibility: Buildings used for commercial agricultural production on farms 10+ acresDeadline: March 1, 2026

Official Resources

Bucks County Board of Assessment Appeals →

Official county website for property assessments, appeal forms, and property search tools

Bucks County Property Tax Search →

Search and view property tax bills and payment information for any Bucks County property

Homestead/Farmstead Exclusion Application →

Download the application form for property tax relief through the Homestead exclusion program

Pennsylvania Property Tax/Rent Rebate Program →

State program offering rebates to eligible seniors and disabled residents

Check Your Bucks County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Bucks County?

The deadline for filing 2026 Annual Appeals is August 1, 2026, and your application with required fee and applicable documents must be on file in the office of the Bucks County Board of Assessment Appeals, or postmarked on or before August 1, 2026. This is a fixed annual deadline that applies to all residential property owners who wish to challenge their assessment. Missing this deadline means you'll have to wait until the following year to file an annual appeal, unless you receive an interim assessment change notice which has its own separate deadline.

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

While you cannot file the actual appeal online, you can download all necessary forms from https://www.buckscountyboa.org. The form offers two options: Option 1 allows the Board to review your information without a scheduled hearing, while Option 2 provides for a formal hearing before a Board member. After completing the form, you must submit it with supporting documentation either by mail to the Board of Assessment Appeals at 55 E. Court Street, Doylestown, PA 18901, or in person at their office on the 6th floor of the County Administration Building. The office is open to the public on weekdays from 8:00 AM to 4:30 PM.

What is the homestead exemption worth in Bucks County?

The Homestead Exclusion in Bucks County can save you approximately $200 (varies each year) on your School Real Estate Tax Bill. The deadline for Homestead/Farmstead Exclusion for the tax year beginning July 1, 2026 is March 1, 2026. This exemption only applies to your primary residence and provides relief specifically from school property taxes, not county or municipal taxes. Once approved, the exclusion typically remains in effect as long as you own the home and use it as your primary residence, though any deed changes require reapplication.

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

All documentation and evidence of market value must be submitted at time of filing application, and settlement sheets cannot be the only evidence of market value. Essential evidence includes comparable sales data from similar properties in your area, a professional appraisal (which carries more weight than a purchase appraisal), current photos showing your property's condition, and repair estimates for any defects. If you choose Option 2 for a hearing, you should submit any appraisals and other supporting information at least ten days prior to your scheduled hearing date. The stronger your evidence package, the better your chances of achieving a successful assessment reduction.

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

The potential savings from a successful property tax appeal in Bucks County can be substantial given that the county's effective property tax rate of 1.91% is significantly higher than the national median of 1.02%, with median annual tax bills of $5,548. For example, if your home is overassessed by $50,000 and you successfully appeal to reduce it, you could save approximately $955 annually (based on the 1.91% rate). Bucks County has not performed a countywide reassessment since 1972, resulting in significant differences between assessed values and real market values, which creates opportunities for successful appeals and meaningful long-term savings.

What happens at a Board of Assessment hearing in Bucks County?

The Board of Assessment Appeals staff prepares and schedules appeal hearings, which are typically held on the 1st and 3rd Tuesday of each month at 10:00 AM. During the hearing, you'll present your case to a Board member, showing evidence of your property's current market value compared to the assessed value. The aggrieved party or authorized attorney must be present at the hearing, and failure to appear will be presumed as abandonment of the appeal unless rescheduled by mutual consent. You should bring all supporting documentation including comparable sales, appraisals, and photos to demonstrate why your assessment should be reduced.

Can school districts appeal my property assessment in Bucks County?

The sale of a property may alert a taxing district, such as a school district, to appeal the assessment based on the sales price, as taxing districts have the same right of appeal as property owners with regard to real property assessments. If you own a property that the school district appealed in an attempt to increase your assessment, you should contact an attorney immediately if you get a notice from the Board of Assessment Appeals that the school district is appealing your assessment. This typically happens when a property sells for significantly more than its assessed value, alerting the district to a potential underassessment that could increase their tax revenue.

How is my Bucks County property tax calculated with the Common Level Ratio?

The assessed value is based upon the theoretical value of your property at the last countywide reassessment, which occurred in 1972 in Bucks County. The current Common Level Ratio Factor for Bucks County is 12.05. To determine what the county believes is your property's fair market value, multiply your assessment by 12.05. For example, a home in Northampton Township with an assessment of $34,000 would have an implied fair market value of $409,700 ($34,000 x 12.05). Your actual taxes are then calculated by multiplying your assessed value by the applicable millage rates for school, county, and municipal taxes, then dividing by 1,000.

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)Delaware County (Upper Darby)Montgomery County (Norristown)Philadelphia County (Philadelphia)

← All Pennsylvania property tax appeal info

Sources: https://www.buckscounty.gov/438/Board-of-Assessment-Appeals | https://www.buckscountyboa.org | https://www.ownwell.com/trends/pennsylvania/bucks-county | https://www.tax-rates.org/pennsylvania/bucks_county_property_tax | https://smartasset.com/taxes/pennsylvania-property-tax-calculator

Last verified: 2026-02-15