Property Tax in Pennsylvania (2026): Rates, Exemptions, and Real Numbers

Pennsylvania Property Tax Rates by County

Highest and lowest effective rates within Pennsylvania

Property Tax Calculator — Pennsylvania

Pre-loaded with Pennsylvania's 1.36% effective rate and $288,056 median price

Property Tax by City in Pennsylvania

Annual and monthly property tax by city, based on local median prices and the statewide effective rate

Pennsylvania Homestead Exemption

How Pennsylvania Assesses Property Values

Assessment cycle: No statewide reassessment cycle — each county sets its own schedule. Many counties use base-year assessments from decades ago, causing significant assessment drift. Philadelphia reassesses annually; Pittsburgh (Allegheny County) uses 2012 base year.

Property Tax's Impact on Your True Monthly Cost

On a $288,056 home in Pennsylvania

Property tax represents 13% of the true monthly cost in Pennsylvania.

Mortgage Calculator Including Property Tax — Pennsylvania

See your full PITI (principal, interest, taxes, insurance) payment

How Pennsylvania's Property Tax Affects Affordability

$326/month in property tax reduces the home price you can afford. Use the affordability calculator to see the real impact.

Property Tax After Refinancing in Pennsylvania

Refinancing changes your P&I but not your property tax. If your home was reassessed at a higher value, your tax bill increases regardless of your rate.

Frequently Asked Questions

What is the property tax rate in Pennsylvania?

Pennsylvania's effective property tax rate is 1.36%, ranking #13 nationally. The median annual property tax bill is $3,917 ($326/month). Rates range from 0.87% in Butler County to 1.97% in Pike County. Source: Tax Foundation Property Taxes by State 2024.

Does Pennsylvania have a homestead exemption?

Yes — Pennsylvania offers a homestead exemption for primary residences. Homestead/Farmstead Exclusion: school districts must reduce assessed values by up to 50% of the median assessed value for the district. Actual reduction varies widely by municipality. Property Tax/Rent Rebate program provides rebates up to $1,000 for seniors and disabled persons with income under $45,000.. Apply through your county assessor's office after purchasing your home.

How often is property reassessed in Pennsylvania?

Pennsylvania reassesses property on a no statewide reassessment cycle — each county sets its own schedule. many counties use base-year assessments from decades ago, causing significant assessment drift. philadelphia reassesses annually; pittsburgh (allegheny county) uses 2012 base year. basis. When your property is reassessed, your tax bill changes based on the new assessed value multiplied by the applicable rate. If you believe your assessment is too high, you can appeal — most counties allow 30-90 days after receiving your assessment notice.

How is property tax calculated in Pennsylvania?

Property tax = Assessed Value × Mill Rate (or effective rate). In Pennsylvania, the effective rate is 1.36% of market value. On a $288,056 home: $288,056 × 1.36% = $3,917/year. Assessments may use a fraction of market value — the effective rate accounts for this.

Can I appeal my property tax assessment in Pennsylvania?

Yes. If your assessed value is higher than comparable sales in your area, you can file an appeal with your county assessment board. Steps: (1) Get your assessment notice, (2) Research comparable recent sales, (3) File an appeal by the deadline (typically 30-90 days from assessment notice). Studies show 20-40% of appeals result in a reduction. The process is free and you represent yourself — no attorney required.

Are property taxes included in my mortgage payment in Pennsylvania?

Most lenders require an escrow account that collects $326/month ($3,917/year ÷ 12) along with your mortgage payment, then pays the county on your behalf. If your loan-to-value is below 80%, you may be able to opt out of escrow and pay taxes directly. Note: if your assessed value rises, your escrow payment adjusts and your total monthly cost increases.

What Pennsylvania counties have the highest and lowest property taxes?

Pennsylvania's highest effective rate is in Pike County at 1.97%. The lowest is Butler County at 0.87%. That's a 1.10% spread — on a $288,056 home, the difference is $3,169/year.