Delaware County Property Tax Appeal, Pennsylvania

Travis Bunn·Updated July 25, 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 this tax burden 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: Media, Upper Darby, Chester, Havertown, Springfield

Median Home

$232,300

Tax Rate

1.67%

Annual Tax

$3,877

Population

580,458

On the typical Delaware County home, valued near $232,300 at the county’s effective tax rate of 1.67%, 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 1, 2026 for the 2027 tax year

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

Annual appeals may be filed from May 15 through August 1 of each year for the following tax year. This is a firm deadline - if you miss it, you cannot appeal for that tax year. For interim assessments (such as after new construction or additions), property owners must appeal within 40 days of the notification date shown on the interim assessment notice.

See if your Delaware 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. Delaware County appeal guide.

How Delaware County Assesses Property

100%of market value

Assessed by: Delaware County Board of Assessment

Assessment cycle: Last countywide reassessment completed in 2020 (previously base year was 1998)

Notices typically mailed: Assessment notices typically mailed in July

Delaware County assesses property at 100% of market value, meaning your assessed value should equal what your home would sell for on the open market. For example, if your home's market value is $232,300 (the county median), at Delaware County's 100% assessment ratio your assessed value would be $232,300, resulting in approximately $3,877 in annual taxes at the county's effective rate of 1.67%. Between full reassessments, the county may apply adjustment factors or trending values based on broad market trends, not your individual property, which is where errors commonly occur.

The Appeal Process

Appeals are heard by the Board of Assessment Appeals. After filing, you will be scheduled for a hearing before the Board of Assessment Appeals in late September or early October. The hearing is a formal proceeding where you present your evidence, typically lasting 10-15 minutes. The Board evaluates whether your property's assessed value exceeds its fair market value using the Common Level Ratio (CLR), which changes annually and is currently 1.83 effective July 1, 2026.

Review your property assessment on the Delaware County Real Estate Public Access website at http://delcorealestate.co.delaware.pa.us/pt/ or on your property tax bill to determine if your assessed value exceeds your home's actual market value.

Gather supporting evidence including recent comparable sales of similar properties in your neighborhood (ideally 3-5 properties), recent appraisal (if you have one less than 12 months old), ALTA settlement sheet if you purchased after August 1, 2025, photographs of property defects, and repair estimates for any significant issues.

Complete the Delaware County Board of Assessment Appeals Application and include a $50 filing fee made payable to 'Delaware County Treasurer'. Mail or hand-deliver your appeal with all supporting documentation by August 1, 2026.

Attend your hearing before the Board of Assessment Appeals, typically scheduled for late September or early October. Present your evidence clearly and concisely, focusing on comparable sales data and factual information about your property's market value.

Receive the Board's decision approximately 3-4 weeks after your hearing. If you disagree with the Board's decision, you may appeal to the Court of Common Pleas through the Office of Judicial Support (OJS) within 30 days of the Board's findings. Call OJS at 610-891-4388 for details and filing fees.

If necessary after Court of Common Pleas, appeals can be taken to Commonwealth Court of Pennsylvania as a final level of review.

Required form: Delaware County Board of Assessment Appeals Application (available on county website or by contacting the Board)

Filing Methods

mail:Board of Assessment & Appeals, Government Center Building, 201 West Front Street, Media, PA 19063. All appeals must contain an original signature; facsimiles and electronic filings are not acceptable. To guarantee timely filing, request hand-cancellation/manual postmark, Certificate of Mailing, or use Registered/Certified Mail at the post office counter.

in-person:Hand-deliver to Delaware County Board of Assessment Appeals at Government Center Building, 201 West Front Street, Media, PA 19063. Hours: 8:30 AM to 4:30 PM, Monday-Friday. Date-stamp by Assessment office determines timely filing.

Evidence to Bring

Comparable sales data (3-5 similar properties sold within the past year)Recent appraisal or ALTA settlement sheet (if purchased within 12 months)Photographs documenting property condition or defectsRepair estimates for significant issues affecting valueProperty characteristic documentation showing errors in square footage, bedroom count, or lot size

Delaware County Assessor Contact

Delaware County Board of Assessment

Phone: 610-891-4879 (Administrative Assistant/Appeal Information); 610-891-4890 (Ownership/Address Changes); 610-891-4793 (GIS/Parcel Information)

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

Website: https://www.delcopa.gov/treasurer/boa

Online Portal: http://delcorealestate.co.delaware.pa.us/pt/ (Property search only; appeals must be filed by mail or in-person)

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

Tax Exemptions in Delaware County

Homestead/Farmstead Exclusion Program

Varies by school district; savings range from under $100 to several hundred dollars annually, with potential savings up to $1,399 depending on your school district

Reduces the assessed value of homestead-approved properties for school property tax purposes, funded by state gambling revenue distributed through Act 1 of 2006.

Eligibility: Property owners who reside in a dwelling primarily used as their permanent home (address where you live, vote, and have registered your driver's license)Deadline: March 1 annually (enrollment period runs December 15 through March 1)

Disabled Veterans' Real Estate Tax Exemption

100% exemption of all property taxes

Full exemption from all real estate taxes (county, municipal, and school) for qualifying disabled veterans on their primary residence.

Eligibility: Veterans with 100% permanent and total service-connected disability rating from the VA, honorable discharge, wartime service or Armed Forces Expeditionary Medal; unremarried surviving spouses of eligible veterans who died from service-connected causes may also qualifyDeadline: Apply through your county veterans affairs office as soon as you receive your disability rating

Property Tax/Rent Rebate Program

Rebates vary based on income; maximum rebate amounts established annually by the state

State program providing rebates for eligible senior citizens, widows/widowers age 50+, and people with disabilities age 18+.

Eligibility: Pennsylvania residents age 65+, widows/widowers age 50+, or people with disabilities age 18+, with income limits of $45,000 for homeownersDeadline: Typically June 30 annually for the prior tax year

Delaware 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 Delaware County for 2026?

The deadline to file an annual property tax appeal in Delaware County is August 1, 2026, for the 2027 tax year. Annual appeals may be filed from May 15 through August 1 each year. This is a firm, non-negotiable deadline, and missing it means you cannot appeal for that tax year and must wait until the next annual filing period. For interim assessments (such as new construction or additions), you have 40 days from the notification date to file your appeal. To guarantee timely filing, hand-deliver your appeal to the Government Center Building or obtain a manual postmark, Certificate of Mailing, or Certified Mail receipt at the post office counter, as regular postal service postmarks may be delayed.

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

With Delaware County's 1.67% effective tax rate being the highest in Pennsylvania, successful appeals can result in significant annual savings. For example, if your appeal reduces your assessed value by $50,000, you would save approximately $835 per year in property taxes. On a median Delaware County home valued at $232,300 with an annual tax bill of $3,877, even a 10% assessment reduction would save approximately $388 annually. These savings are permanent and continue every year unless there's another countywide reassessment or you make improvements to your property. Statistics show that about 25% of homes in America are unfairly overassessed, and given Delaware County's 2020 reassessment was the first in over 20 years, many properties may have valuation errors worth appealing.

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

The most compelling evidence for a Delaware County property tax appeal includes 3-5 comparable sales of similar properties in your neighborhood that sold for less than your assessed value within the past 12 months. If you purchased your property after August 1, 2025, you can use your ALTA settlement sheet showing the sales price as fair market value without needing an appraisal, unless it was a short sale or foreclosure. For properties purchased earlier or special circumstances, you must provide a professional appraisal (typically costing around $450). Additional supporting evidence includes photographs documenting property defects or condition issues, contractor estimates for needed repairs, and documentation of any errors in property records such as incorrect square footage, bedroom count, or lot size. The Board of Assessment Appeals evaluates all evidence against the Common Level Ratio (currently 1.83 as of July 1, 2026) to determine if your assessed value exceeds fair market value.

How does the Delaware County Board of Assessment Appeals hearing process work?

After filing your appeal by August 1, you will be scheduled for a formal hearing before the Delaware County Board of Assessment Appeals, typically held in late September or early October. The hearing is a formal proceeding where you present your case, usually lasting 10-15 minutes. You should bring all your evidence including comparable sales data, appraisals, photographs, and repair estimates. The Board members will review your evidence and may ask questions about your property's value and condition. The appeal process in Delaware County often involves arbitration, with many cases ultimately settled between the property owner and the taxing authorities. About 3-4 weeks after your hearing, you will receive a written decision explaining the Board's determination. If you disagree with the Board's decision, you have 30 days to appeal to the Court of Common Pleas through the Office of Judicial Support.

What is the homestead exemption worth in Delaware County?

In Delaware County, the Homestead/Farmstead Exclusion Program reduces the taxable assessed value of your primary residence for school property tax purposes, with savings varying by school district. The amount of savings depends on your specific school district's exclusion amount, funded by state gambling revenue under Act 1 of 2006. Potential annual savings range from under $100 to several hundred dollars, with some homeowners saving up to $1,399 on real estate taxes depending on their school district and tax rates. To qualify, you must reside in the property as your primary permanent residence (where you live, vote, and have registered your driver's license). Applications must be submitted through your local school district during the enrollment period from December 15 through March 1, with a March 1 deadline. There is no application fee, and once approved, the benefit continues automatically as long as you remain eligible.

Can I appeal my Delaware County property taxes if my home value has decreased?

Yes, you can and should appeal your Delaware County property tax assessment if your home's current market value is lower than your assessed value, which is particularly relevant given market fluctuations since the 2020 countywide reassessment. To successfully appeal based on decreased value, you need to provide strong evidence such as recent comparable sales of similar properties in your neighborhood that sold for less than your assessed value, or a recent professional appraisal showing a lower market value. The Board of Assessment Appeals will compare your evidence against your assessed value adjusted by the Common Level Ratio (currently 1.83 as of July 1, 2026). You must file your appeal between May 15 and August 1 for the following tax year. Even if property values in your area have remained stable, you should compare your assessment to similar properties, as the 2020 reassessment caught many homeowners with large increases and potential valuation errors after more than 20 years without a reassessment.

Do I need a lawyer to appeal my property taxes in Delaware County?

While you are not required to hire a lawyer to appeal your property taxes in Delaware County, having legal representation can be advantageous, especially for formal appeals before the Board of Assessment Appeals or higher court appeals. Many property tax attorneys in Delaware County 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. For straightforward appeals with clear comparable sales evidence, many homeowners successfully represent themselves by gathering proper documentation and presenting their case at the hearing. However, Delaware County's appeal process has become immensely more formal and complicated, particularly since the 2020 reassessment, so competent legal representation can be a huge advantage. The filing fee is $50 made payable to Delaware County Treasurer, plus approximately $450 for an appraisal if needed. Consider the potential savings (approximately $835 per year for a $50,000 assessment reduction) when deciding whether to hire professional help.

What happens if I miss the August 1 appeal deadline in Delaware County?

If you miss the August 1 annual appeal deadline in Delaware County, you will not be able to appeal your property assessment for that tax year and must wait until the next annual filing window (May 15 through August 1) to appeal for the subsequent year. This means you will continue paying property taxes based on your current assessment, potentially overpaying hundreds or thousands of dollars while waiting. The only exception is if you receive an interim assessment notice (for new construction, additions, or other changes to your property), which gives you 40 days from the notification date to file an appeal regardless of the annual deadline. Delaware County strictly enforces the August 1 deadline, and due to postal service postmark delays, you should either hand-deliver your appeal to the Government Center Building at 201 West Front Street in Media or obtain a manual postmark, Certificate of Mailing, or Certified Mail receipt at the post office counter. Mark your calendar now and gather your evidence early to avoid missing this critical deadline and losing a year of potential tax savings.

Official Resources

Delaware County Board of Assessment Official Website →

Official county website for Board of Assessment information, appeal forms, rules and regulations, and contact details for filing property tax appeals.

Delaware County Real Estate Property Search →

Search property assessments, view homestead status, access tax records, and look up assessed values for properties throughout Delaware County.

Pennsylvania State Tax Equalization Board →

State agency that establishes Common Level Ratios and provides property assessment appeals information and resources for Pennsylvania counties.

Delaware County Homestead Exemption Information →

Information about applying for the Homestead/Farmstead Exclusion Program including eligibility requirements, application deadlines, and school district contacts.

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)Columbia County (Bloomsburg)Cumberland County (Carlisle)Juniata County (Mifflintown)

← All Pennsylvania property tax appeal info

Sources: https://www.delcopa.gov/treasurer/boa | https://www.appealdesk.com/appeals/pennsylvania/delaware | http://delcorealestate.co.delaware.pa.us/pt/ | https://www.tax-rates.org/pennsylvania/delaware_county_property_tax | https://www.delcopa.gov/treasurer/homestead | https://worldpopulationreview.com/us-counties/pennsylvania/delaware-county

Last verified: 2026-07-25