AppealDesk

Lancaster County Property Tax Appeal, Pennsylvania

Travis BunnTravis Bunn·Updated July 22, 2026

Lancaster County, known as the Garden Spot of America or Pennsylvania Dutch Country, is Pennsylvania's sixth-most populous county with approximately 563,000 residents. The county seat is Lancaster, the largest city with about 58,400 residents, while other notable municipalities include Ephrata, Elizabethtown, Lititz, and Manheim. Property tax appeals are particularly important in Lancaster County because homeowners face one of the highest median property tax burdens in the United States, ranking 244th out of 3,143 counties nationwide. With the county completing a countywide reassessment in 2026, many property owners saw significant assessment increases, making the appeal process especially relevant for ensuring accurate valuations and fair tax burdens.

Notable cities: Lancaster, Ephrata, Elizabethtown, Lititz, Manheim

Median Home

$301,100

Tax Rate

1.20%

Annual Tax

$3,975

Population

563,000

On the typical Lancaster County home, valued near $301,100 at the county’s effective tax rate of 1.20%, 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 for annual appeals; 40 days from notice mailing date for reassessment appeals

For countywide reassessments (like 2027), property owners have 40 days from the mailing date printed on the reassessment notice to file an appeal. For the 2027 reassessment, notices were mailed June 15, 2026, making the deadline August 3, 2026. For annual appeals outside of reassessment years, the deadline is August 1 each year. Appeals must be postmarked or hand-delivered to the Assessment Office by 5:00 PM on the deadline date.

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

How Lancaster County Assesses Property

100%of market value

Assessed by: Lancaster County Property Assessment Office

Assessment cycle: Countywide reassessment every eight years with annual updates

Notices typically mailed: June for reassessments; ongoing for interim changes

Lancaster County assesses property at 100% of fair market value, meaning your assessed value equals the full market value of your home. For example, if your home's market value is $301,100 (the county median), at the 100% assessment ratio your assessed value would be $301,100. At Lancaster County's effective tax rate of 1.20%, this would result in approximately $3,613 in annual property taxes. The county determines fair market value as what a willing buyer would pay a willing seller in an arm's-length transaction.

The Appeal Process

Appeals are heard by the Board of Assessment Appeals. Hearings before the Lancaster County Board of Assessment Appeals are typically informal and last 5-15 minutes per property. You will present your evidence to the three-member board, who may ask questions about your property and comparable sales. The board reviews whether your assessed value accurately reflects fair market value and issues a written decision.

1

Obtain the appropriate appeal form by downloading from the Lancaster County Assessment Office website at co.lancaster.pa.us, calling 717-299-8381, or visiting 150 N Queen Street, Suite 310 in person during business hours.

2

Complete the appeal form with your property information, parcel ID, current assessment, and your opinion of fair market value. Sign and date the form. No filing fee is required for reassessment appeals or 40-day appeals following a notice of change; annual appeals may require a fee based on property classification.

3

Gather supporting evidence including recent comparable sales of similar properties (preferably sold near the valuation date), a professional appraisal if available, photographs showing property condition or defects, repair estimates for any damage or needed work, and any other documentation supporting your claimed value.

4

Submit your completed appeal form and supporting documentation by mail (postmarked by deadline), in person (by 5:00 PM on deadline), or email to paquestions@lancastercountypa.gov. Retain copies of everything you submit and proof of filing.

5

Attend your hearing before the Board of Assessment Appeals. You will be scheduled for a hearing and notified of the date, time, and location (typically 150 N Queen Street, Suite 310, or 630 East Oregon Road, Lititz). Hearings typically last 5-15 minutes. Present your evidence clearly and be prepared to explain why your property's assessed value should be adjusted.

6

Receive the Board's decision in writing. If your appeal is successful, your assessed value will be reduced and your property taxes lowered accordingly. If denied, you have the right to appeal to the Pennsylvania State Board of Appeals or Court of Common Pleas.

7

If you disagree with the Board of Assessment Appeals decision, you can file a further appeal to the Pennsylvania Board of Appeals within 30 days of the decision, or pursue judicial review through the Court of Common Pleas.

Required form: 2027 Reassessment Appeal Form for reassessment appeals; 40-Day/Interim Appeal Form for annual appeals

Filing Methods

online:Download fillable PDF forms from co.lancaster.pa.us or lancastercountypa.gov
mail:Lancaster County Assessment Office, 150 N Queen Street, Suite 310, Lancaster, PA 17603
in-person:150 N Queen Street, Suite 310, Lancaster, PA 17603 (building entrance on Chestnut Street), Monday-Friday 8:30 AM - 5:00 PM

Evidence to Bring

Recent comparable sales (similar properties sold near the valuation date)Professional appraisal or market analysis from a licensed appraiser or real estate agentPhotographs documenting property condition, defects, or damageRepair estimates or inspection reportsProperty listing or sales historyInformation about assessment errors or property characteristics

Lancaster County Assessor Contact

Lancaster County Property Assessment Office

Phone: 717-299-8381

Address: 150 N Queen Street, Suite 310, Lancaster, PA 17603

Website: https://co.lancaster.pa.us/154/Property-Assessment

Online Portal: https://co.lancaster.pa.us/154/Property-Assessment

Hours: Monday through Friday, 8:30 AM to 5:00 PM

Tax Exemptions in Lancaster County

Homestead/Farmstead Exclusion

Varies by school district; typically $200-$600 annually in school tax savings. The exclusion amount is based on up to 50% of the median assessed homestead value in each district, depending on gaming revenue allocation.

Reduces the assessed value of your primary residence for school district property tax purposes only. This is Pennsylvania's primary property tax relief program, funded by gaming revenue and administered by each school district.

Eligibility: Owner-occupied primary residences. You must own the property and use it as your principal dwelling. Applies to homes, condominiums, mobile homes on owned land, and mixed-use properties where a portion is the owner's domicile.Deadline: March 1 annually for the following school tax year

Disabled Veterans Real Estate Tax Exemption

100% property tax exemption for eligible veterans

Provides full exemption from all real property taxes (county, municipal, and school) for qualifying disabled veterans rated 100% disabled by the VA.

Eligibility: Honorably discharged veterans rated 100% disabled (or compensated at 100% rate) by the U.S. Department of Veterans Affairs, who served during established wartime periods and demonstrate financial need (gross annual income under $114,637 or expenses exceed income). Unremarried surviving spouses of eligible veterans may also qualify.Deadline: Apply through the Lancaster County Director of Veterans Affairs; exemption effective from the date the application is filed

Property Tax/Rent Rebate Program

Up to $1,000 annually for eligible residents

State-funded rebate program providing cash rebates to seniors, widows/widowers age 50+, and people with disabilities.

Eligibility: Pennsylvania residents age 65 and older, widows/widowers age 50 and older, and people with disabilities age 18 and older. Annual income must be $45,000 or less for homeowners.Deadline: June 30 annually for the prior calendar year

Lancaster County Appeal Statistics

Success Rate

66.5%

Avg Reduction

$NaN

% Who Appeal

4.2%

Lancaster County Appeal Packet — $49

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

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Frequently Asked Questions

What is the deadline to appeal my property assessment in Lancaster County for 2026?
For the 2027 countywide reassessment, property owners have 40 days from the mailing date printed on their reassessment notice to file an appeal. The county mailed reassessment notices on June 15, 2026, making the appeal deadline August 3, 2026. Your appeal must be postmarked or hand-delivered to the Assessment Office by 5:00 PM on that date. For annual appeals outside of reassessment years, the standard deadline is August 1 each year. If you miss the reassessment appeal deadline, you lose the right to challenge that specific valuation and must wait for the next annual appeal period.
How much can I save by appealing my property taxes in Lancaster County?
Based on Lancaster County's 2018 reassessment data, approximately 66.5% of appeals resulted in assessment reductions, with successful appeals achieving an average reduction of 18%. For a home with the median assessed value of $301,100 and the county's 1.20% effective tax rate, an 18% reduction would lower your assessed value to approximately $247,000, saving you about $650 annually in property taxes. However, actual savings vary significantly based on your property's specific circumstances, the quality of evidence you present, and whether your current assessment is truly higher than comparable properties. The appeal process is free for reassessment and 40-day appeals, so there is no financial risk to filing if you believe your assessment is inaccurate.
What evidence do I need for a successful property tax appeal in Lancaster County?
The strongest evidence for a Lancaster County property tax appeal consists of recent comparable sales, homes similar to yours in size, age, condition, and location that sold for less than your assessed value, preferably near the valuation date of January 1, 2025 for the 2027 reassessment. The Board of Assessment Appeals generally requires a professional market analysis or appraisal from a licensed appraiser or real estate professional to substantiate your claim. Additional supporting evidence should include photographs documenting your property's condition or any defects, repair estimates for needed work, property inspection reports, and information about any assessment errors such as incorrect square footage, lot size, or features. The more comprehensive and professionally documented your evidence, the stronger your appeal.
Can I appeal my Lancaster County property taxes online?
Lancaster County does not currently offer a fully online appeal submission portal, but you can download appeal forms as fillable PDFs from the county website at co.lancaster.pa.us or lancastercountypa.gov. After completing the form, you must submit it by mail to 150 N Queen Street, Suite 310, Lancaster, PA 17603, hand-deliver it to the same address during business hours (Monday-Friday, 8:30 AM - 5:00 PM, building entrance on Chestnut Street), or email it to paquestions@lancastercountypa.gov. The county recommends retaining proof of filing, especially for mailed appeals which must be postmarked by the deadline. For questions about your appeal, you can call the Assessment Office at 717-299-8381.
What happens at a Lancaster County Board of Assessment Appeals hearing?
Your hearing before the Lancaster County Board of Assessment Appeals is an informal proceeding typically lasting 5 to 15 minutes. The three-member board will hear your presentation of evidence explaining why your property's assessed value should be reduced. You should bring all supporting documentation including comparable sales data, appraisals, photographs, and repair estimates. The board may ask questions about your property's characteristics, condition, and the comparable properties you're citing. You do not need an attorney, though you may bring one or hire a professional assessment appeal service. After all appeals are heard, the board reviews the evidence and issues written decisions, which are typically mailed within several weeks. If your appeal succeeds, your assessed value is reduced; if denied, you have the right to further appeal to the state level.
What is the homestead exemption worth in Lancaster County?
Lancaster County's homestead exemption, officially called the Homestead/Farmstead Exclusion, reduces only your school district property taxes, not county or municipal taxes. The dollar amount varies by school district because each receives different gaming revenue allocations from the state. Most Lancaster County homeowners save between $200 and $600 annually in school taxes through this exemption. The exclusion reduces your assessed value before the school district millage rate is applied, with the maximum exclusion limited to 50% of the median assessed value of homesteads in each district. You must apply for this exemption, it is not automatic. The application deadline is March 1 each year, and once approved, the exemption continues automatically as long as the property remains your primary residence.
Will my property taxes definitely go down if my appeal is successful in Lancaster County?
A successful appeal reduces your assessed value, but whether your actual tax bill decreases depends on how your reduction compares to countywide changes and millage rate adjustments. Pennsylvania law requires Lancaster County's taxing authorities to adjust their millage rates downward after a countywide reassessment to remain revenue-neutral, meaning they collect approximately the same total revenue. If your appeal reduces your assessed value below what similar properties are assessed at, your share of the tax burden shifts in your favor and you will likely pay less. However, if you only reduce your assessment to be in line with comparable properties, your taxes may stay about the same after millage adjustments. For annual appeals outside of reassessment years, a successful reduction typically translates directly to lower taxes since millage rates remain stable.
How does Lancaster County determine my property's assessed value?
Lancaster County assesses property at 100% of fair market value, which means your assessed value should equal what your property would sell for in an arm's-length transaction between a willing buyer and willing seller. The Lancaster County Property Assessment Office conducts mass appraisals using standardized methods, considering factors like property size, age, condition, location, recent sales of comparable properties, and property improvements. The county performs countywide reassessments every eight years to update all property values to current market conditions, the most recent reassessment valued properties as of January 1, 2025, effective for the 2027 tax year. Between reassessments, the Assessment Office makes interim adjustments when properties are sold, improved, or significantly changed. Property owners who believe their assessment does not accurately reflect fair market value have the right to appeal with supporting evidence such as recent comparable sales or professional appraisals.

Official Resources

Lancaster County Property Assessment Office →

Official county assessor website with property search tools, appeal forms, reassessment information, and contact details.

Pennsylvania Department of Community & Economic Development - Homestead Exclusion →

State resource explaining the homestead/farmstead exclusion program, eligibility requirements, and application procedures.

Lancaster County Online Property Records →

Search and view property assessment records, tax information, and property characteristics for all parcels in Lancaster County.

Pennsylvania Disabled Veterans Real Estate Tax Exemption →

Information about property tax exemptions available to disabled veterans and surviving spouses through the Pennsylvania Department of Military and Veterans Affairs.

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)Delaware County (Upper Darby)Juniata County (Mifflintown)
← All Pennsylvania property tax appeal info

Sources: https://co.lancaster.pa.us/154/Property-Assessment | https://www.lancasterhome.com/blog/how-to-appeal-your-lancaster-county-property-assessment-before-august-3/ | https://lancasteronline.com/news/local/lancaster-county-to-begin-hearings-on-assessment-appeals-next-week/article_7a6e5b96-f68c-48a0-9aed-7e3be37117da.html | https://www.barley.com/lancaster-county-reassessment-notices-issued-appeal-deadline-approaching/ | https://propertytaxexplorer.com/states/pennsylvania/lancaster-county/ | https://dced.pa.gov/local-government/property-tax-relief-homestead-exclusion/

Last verified: 2026-07-22