AppealDesk

Delaware County Property Tax Appeal — Pennsylvania

Rob HartleyRob Hartley·Updated February 15, 2026

Delaware County, located in southeastern Pennsylvania with Media as its county seat, is one of the most densely populated counties in the state with major population centers including Upper Darby, Chester, and Havertown. The county's property tax burden is particularly significant, with a median property tax bill of $3,877 per year on a median home value of $232,300, resulting in an effective tax rate of 1.67% that ranks 73rd highest among 3,143 U.S. counties. Delaware County has the highest property tax rate in Pennsylvania, with the county's effective rate applied to a home worth $367,100 resulting in an annual tax bill of $6,141. This tax burden is significantly above both the state median of $3,214 and the national median of $2,400, making property tax appeals particularly important for homeowners seeking relief from these high rates.

Notable cities: Upper Darby, Chester, Media, Havertown, Springfield

Median Home

$367,100

Tax Rate

1.67%

Annual Tax

$6,141

Population

576,830

2026 Appeal Deadline: August 1

Annual appeals may be filed from May 15 through August 1 of each year. For interim assessments, property owners must appeal within 40 days of the notification date.

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

How Delaware County Assesses Property

100%of market value

Assessed by: Board of Assessment & Appeals

Assessment cycle: annual

Notices typically mailed: Spring (typically mid-March)

Delaware County uses an assessment ratio of 100%, meaning properties are assessed at their full market value. Real estate taxes are calculated by taking the assessed value and multiplying it by the local millage rate, then dividing by 1,000. For example, if your home's market value is $367,100 (the county median), at Pennsylvania's 100% assessment ratio your assessed value would be $367,100, resulting in approximately $6,141 in annual taxes at the county's effective rate of 1.67%.

The Appeal Process

Appeals are heard by the Board of Assessment Appeals. The Board will determine fair market value based on evidence presented and apply the appropriate Common Level Ratio (CLR) to arrive at the new assessed value.

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Step 1: Review your assessment notice and determine if your property is overassessed by comparing it to recent sales of similar properties

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Step 2: File your appeal application between May 15 and August 1 for annual appeals

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Step 3: Pay the $50 filing fee made payable to 'Delaware County Treasurer'

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Step 4: Prepare supporting documentation including previous appraisals, expert opinions, and comparable property sales

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Step 5: Attend your hearing before the Board of Assessment Appeals (typically in late September)

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Step 6: Receive the Board's decision (typically within 4-6 weeks of the hearing)

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Step 7: If unsatisfied, appeal to the Court of Common Pleas within 30 days of the Board's decision

Required form: Appeal Application (obtained by returning the Appeal Request Form)

Filing Methods

mail:Board of Assessment & Appeals, Government Center Building, 201 West Front Street, Media, PA 19063
in-person:Government Center, Ground Floor, 201 W. Front St., Media, PA 19063 (8:30 AM to 4:30 PM)

Evidence to Bring

Recent appraisalComparable property salesProperty photosRepair estimatesALTA or HUD-1 settlement sheet (if purchased within 12 months)

Delaware County Assessor Contact

Delaware County Board of Assessment & Appeals

Phone: (610) 891-4879

Address: Government Center Building, 201 West Front Street, Media, PA 19063

Website: http://delcorealestate.co.delaware.pa.us/pt/forms/htmlframe.aspx?mode=content/home.htm

Online Portal: http://delcorealestate.co.delaware.pa.us/pt/forms/htmlframe.aspx?mode=content/home.htm

Hours: 8:30 AM to 4:30 PM

Tax Exemptions in Delaware County

Homestead Exclusion

$30,000 reduction in assessed value

Reduces the assessed values of homestead-approved properties, reducing the school property tax on primary residences

Eligibility: Homeowner must reside in dwelling primarily used as their permanent homeDeadline: March 1 (open enrollment December 15 - March 1)

Senior Citizen/Property Tax Rent Rebate

Up to $150 rebate, plus $25 rebate on sewer bill

Rebate for qualifying seniors with income not exceeding $45,000

Eligibility: Total income must not exceed $45,000 (50% of Social Security excluded)Deadline: Contact township for specific deadline

Early Payment Discount

2% discount

2% discount on county taxes if paid within 60 days

Eligibility: All property owners who pay between February 1 and April 1Deadline: April 1

Official Resources

Delaware County Property Search Portal →

Access the assessment office property records database to search by street address or parcel ID

Delaware County Treasurer's Office - Property Taxes →

Official county treasurer page with property tax information, payment options, and tax rates

Delaware County Homestead Exclusion Information →

Learn about the homestead exclusion program and how to apply for property tax relief

Pennsylvania State Tax Equalization Board →

State-level information about property tax relief programs and homestead exclusions

Delaware County Appeal Statistics

% Who Appeal

Few homeowners actually appeal their assessments

Check Your Delaware County Assessment

Enter your address to see if your Delaware County property is overassessed.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Delaware County?
The deadline for annual property tax appeals in Delaware County is August 1 of each year, with the filing period opening on May 15. If you receive an interim assessment notice due to property improvements, you must file within 40 days of the notification date. Keep in mind that for annual appeals, the Board's decision doesn't take effect until tax bills are issued the following year, so filing by the deadline ensures your potential savings will be reflected in next year's taxes.
How much does it cost to file a property tax appeal in Delaware County?
The filing fee for a Delaware County property tax appeal is $50, made payable to 'Delaware County Treasurer'. This fee is non-refundable, even if you fail to appear or withdraw your appeal. If you need an appraisal to support your appeal, expect to pay approximately $450. Many attorneys work on a contingency basis, meaning you only pay their fees if they successfully reduce your assessment, typically taking 30-50% of your first year's tax savings.
What evidence do I need for a successful Delaware County property tax appeal?
If you purchased your property after August 1 of the previous year and have an ALTA settlement sheet less than 12 months old, you can use the sales price as fair market value without an appraisal. However, if you bought at a short sale, foreclosure, or more than a year ago, you must have an appraisal. Other helpful evidence includes previous appraisals, expert opinions, and comparable property sales. The Board will evaluate all evidence to determine if your property's assessed value exceeds its fair market value.
How does the Common Level Ratio affect my Delaware County property tax appeal?
The Common Level Ratio (CLR) changes every 12 months and is currently 1.74 as of July 1, 2026. To determine if you should appeal, multiply your assessed value by the CLR to get the County Fair Value, then compare this to your property's actual fair market value. If the County Fair Value is higher than the fair market value, you should consider filing an appeal by July 31. The Board will apply the appropriate CLR to determine your new assessed value if your appeal is successful.
What happens at a Board of Assessment Appeals hearing in Delaware County?
Hearings before the Board of Assessment Appeals typically occur in late September. During the hearing, you'll present evidence such as appraisals and comparable sales, and the Board will determine your property's fair market value based on this evidence. The Board generally renders its decision within 4-6 weeks to 10 weeks of the hearing date and notifies you in writing. You don't have to attend if you hire an attorney to represent you, which many homeowners find beneficial given the formal nature of these proceedings.
What is the homestead exemption worth in Delaware County?
Delaware County's homestead exclusion offers a $30,000 reduction in assessed value for qualifying properties. This exclusion reduces the assessed value of homestead-approved properties, lowering the school property tax on these homes. To receive this benefit, you must apply during the open enrollment period from December 15 to March 1 each year. Applications must be obtained from your local school district and sent to the Board of Assessment at 201 W. Front St., Media, PA 19063.
Can I appeal if I miss the August 1 deadline in Delaware County?
If you miss the August 1 annual appeal deadline, you may still have options if your property receives an interim assessment due to improvements or changes. For interim assessments, you must return the Appeal Request Form within 40 days of the notification date. Additionally, if you receive an unfavorable Board decision, you have 30 days to appeal to the Court of Common Pleas. Otherwise, you'll need to wait until the next annual appeal period from May 15 to August 1 of the following year.
How much can I save by appealing my property taxes in Delaware County?
Statistics show that about 25% of homes in America are unfairly overassessed and pay an average of $1,346 too much in property taxes annually. With Delaware County's 1.67% effective tax rate, a successful appeal reducing your assessed value by $50,000 would save approximately $835 per year. For example, the homestead exemption alone can lead to annual savings of up to $1,399 on real estate taxes. Your actual savings depend on how much your assessment is reduced and will be permanent unless there's another countywide reassessment or you make improvements to your property.

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)Bucks County (Doylestown)Chester County (West Chester)Montgomery County (Norristown)Philadelphia County (Philadelphia)
← All Pennsylvania property tax appeal info

Sources: https://www.tax-rates.org/pennsylvania/delaware_county_property_tax | https://smartasset.com/taxes/pennsylvania-property-tax-calculator | https://www.delcopa.gov/treasurer/propertytaxes | https://www.spadealawfirm.com/am-i-paying-too-much-real-estate-tax-on-my-delaware-county-home/ | https://www.delcopa.gov/treasurer/homestead

Last verified: 2026-02-15