How to Lower Property Taxes in Pennsylvania
Understand the steps Pennsylvania homeowners can take to verify their property assessment and pursue a lower, more accurate tax bill.
Property taxes are a local expense for homeowners in Pennsylvania, determined by your county, municipality, and school district. Tax rates and assessment practices vary by county. Fortunately, several methods and programs can help homeowners lower their property tax burden.
Understanding Your Property Assessment
Your property tax bill is based on your property’s “Assessed Value.” This figure is determined by your county’s assessment office and is the official value for tax purposes. In some counties, the assessed value is 100% of the “Market Value”—the price your home would sell for—while other counties assess property at a fraction of its market value.
To ensure fairness, the state calculates a “Common Level Ratio” (CLR). The CLR is a percentage representing the ratio of assessed values to actual market values in a county. This ratio is published annually by the State Tax Equalization Board and is used during appeals to determine if an assessment is equitable.
The “Millage Rate” is the final component. A mill equals $1 of tax for every $1,000 of assessed value. Your total tax rate is the sum of millage rates set by your county, municipality, and school district. Your property’s Assessed Value is multiplied by the combined millage rate to determine your tax liability. For example, a home assessed at $100,000 with a total millage rate of 30 mills would have a $3,000 tax bill.
Pennsylvania Property Tax Relief Programs
Several statewide programs offer direct property tax relief. The Homestead and Farmstead Exclusion reduces the assessed value of a primary residence for calculating school property taxes, which lowers the bill. To receive this exclusion, homeowners must submit an application to their county assessment office by the March 1 deadline, as it is not automatic. The tax savings vary by school district and are funded by state gaming revenues.
The Property Tax/Rent Rebate Program provides relief to seniors and individuals with disabilities based on age and income. It is open to Pennsylvanians age 65 or older, widows and widowers age 50 or older, and people with disabilities age 18 or older. A homeowner’s annual income cannot exceed $46,520, with half of Social Security income excluded from this calculation. The maximum standard rebate is $1,000, and applications are submitted annually to the Pennsylvania Department of Revenue.
Veterans with a 100% service-connected disability rating may receive a complete property tax exemption on their primary residence. To qualify, the veteran must demonstrate financial need as determined by the State Veterans’ Commission. Applications are made through the county’s office of veterans affairs, which guides applicants through the process.
Preparing for a Property Assessment Appeal
If you believe your property is overvalued, you can file an assessment appeal. The most common basis for an appeal is that the county’s assessed value is higher than the property’s fair market value. Another reason is a lack of uniformity, meaning your assessment is inequitable compared to similar properties in your neighborhood.
Gathering strong evidence is a required part of the process. This information is needed for the county appeal form, which is available on the county assessment office’s website. Helpful evidence includes:
- A recent appraisal of your property performed by a certified appraiser.
- A list of “comparable sales” or “comps”—data on recent sales of at least three to five similar properties.
- Clear photographs of any issues that could lower its value, such as a leaky roof or structural cracks.
- Professional estimates for major repairs, which can show the property’s market value is lower than recorded.
Submitting Your Formal Appeal
After gathering your evidence and completing the appeal form, you can submit it. Each county has a strict annual filing deadline that you must verify with your county’s Board of Assessment Appeals. For most counties, the deadline is August 1 or September 1, but Philadelphia County’s is the first Monday in October, and Allegheny County’s is October 1 for 2025 appeals. Missing the deadline means you must wait until the next year to appeal.
Counties offer several submission methods for the appeal packet. You can mail the form and documents via certified mail for a record of delivery. Some counties also allow in-person filing at the assessment office or have an online submission portal. Follow the county’s instructions regarding the number of copies required for your evidence.
After your appeal is filed, the county will process it. You will receive a confirmation, followed by a formal notice scheduling your hearing. This notice will provide the date, time, and location for you to present your case and evidence to the Board of Assessment Appeals.