Pennsylvania Property Taxes: Rates and Bills by County

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In tax year 2026, the median Pennsylvania homeowner paid $3,050 in property taxes, a median effective rate of 2.75% of market value, compared with 1.27% nationally. Many Pennsylvania counties haven't reassessed in years, so that assessments can drift far from current market values. Rates range from 0.37% in Beaver County to 11.12% in Juniata County.

Median Pennsylvania effective property tax rate: 2.75%
Median Pennsylvania home value: $118,310
Median Pennsylvania property tax bill: $3,050
Highest median bill: Chester County $6,100
Lowest median bill: Forest County $578

Last Updated October 26, 2026

Pennsylvania Property Tax Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

2.75%

Estimate Property Tax Bill

$3,254

$3,019

$774

Average Annual Tax Savings

How Property Taxes Work in Pennsylvania

County assessment offices value property, usually based on market values from the county's last countywide reassessment, called the base year. Pennsylvania doesn't require counties to reassess on a set schedule, and some base years are decades old. Philadelphia's Office of Property Assessment values properties annually.

Your bill combines county, municipal, and school district taxes. School taxes are usually the largest share. Rates are expressed in mills, and one mill equals $1 of tax per $1,000 of assessed value.

Property Tax Bills in Pennsylvania

Source: Ownwell

$578

$3,339

$6,100

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Pennsylvania Effective Property Tax Rate

2.75%

Median Pennsylvania Home Value

$118,310

Median Pennsylvania Tax Bill

$3,050

What is the Median Effective Property Tax Rate?

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments. Because Pennsylvania counties use different base years and assessment ratios, you can't compare millage rates county to county, but you can compare effective rates.

Counties With the Highest and Lowest Property Taxes

Five Highest Median Property Tax Bills

Rank	County	Median Tax Bill
1.	Chester County	$6,100
2.	Montgomery County	$5,995
3.	Delaware County	$5,963
4.	Bucks County	$5,735
5.	Lehigh County	$4,674

Five Lowest Median Property Tax Bills

Rank	County	Median Tax Bill
54.	Fayette County	$705
55.	Crawford County	$669
56.	Cambria County	$640
57.	Northampton County	$621
58.	Forest County	$578

54 of 67 Pennsylvania counties have a median effective rate above the national 1.27%. Juniata County has the highest median effective rate at 11.12%, and Beaver County has the lowest at 0.37%.

Property Tax Rates and Bills by County

Rank	County	Median Effective Tax Rate	Median Home Value	Median Tax Bill	25th % Bill	75th % Bill	90th % Bill
1	Chester County	3.56%	$166,950	$6,100	$4,336	$8,350	$10,979
2	Montgomery County	4.18%	$143,130	$5,995	$4,566	$8,315	$11,694
3	Delaware County	2.81%	$198,010	$5,963	$4,407	$8,133	$11,206
4	Bucks County	1.98%	$298,404	$5,735	$4,354	$7,686	$10,464
5	Lehigh County	2.87%	$167,200	$4,674	$3,447	$6,274	$8,135
6	York County	3.37%	$136,100	$4,489	$3,468	$5,932	$8,117
7	Adams County	1.91%	$210,200	$4,104	$3,242	$5,321	$6,809
8	Lancaster County	2.21%	$177,600	$4,074	$3,166	$5,344	$7,016
9	Lebanon County	2.39%	$159,547	$3,866	$2,856	$5,201	$6,976
10	Pike County	3.78%	$107,025	$3,765	$2,722	$4,945	$6,245
11	Cumberland County	2.06%	$184,500	$3,586	$2,725	$4,886	$6,615
12	Centre County	3.33%	$95,980	$3,294	$2,097	$4,977	$6,970
13	Dauphin County	3.13%	$99,500	$3,289	$2,400	$4,707	$6,870
14	Erie County	2.79%	$99,200	$3,131	$2,218	$4,216	$5,874
15	Allegheny County	2.77%	$109,400	$3,120	$1,716	$5,028	$7,995
16	Carbon County	3.85%	$82,100	$3,079	$2,027	$4,503	$6,236
17	Wayne County	1.63%	$182,100	$3,056	$1,968	$4,389	$6,353
18	Wyoming County	5.79%	$47,525	$2,948	$1,952	$4,187	$5,763
19	Perry County	1.95%	$144,000	$2,746	$1,721	$3,821	$5,217
20	Armstrong County	3.11%	$85,000	$2,692	$1,690	$4,079	$6,115
21	Washington County	1.98%	$128,500	$2,604	$1,529	$4,294	$6,664
22	Lycoming County	2.63%	$88,010	$2,492	$1,599	$3,328	$4,422
23	Columbia County	3.94%	$61,025	$2,456	$1,695	$3,620	$5,001
24	Philadelphia County	1.13%	$221,900	$2,417	$1,487	$3,575	$5,224
25	Indiana County	2.26%	$98,500	$2,273	$1,295	$3,504	$4,989
26	Tioga County	1.49%	$147,770	$2,235	$1,328	$3,246	$4,541
27	Montour County	1.84%	$112,200	$2,233	$1,671	$3,133	$4,550
28	Clinton County	2.22%	$87,000	$2,179	$1,256	$3,244	$4,791
29	Snyder County	10.11%	$20,800	$2,155	$1,205	$3,039	$3,966
30	Lawrence County	2.99%	$65,700	$2,029	$1,311	$2,965	$4,316
31	Juniata County	11.12%	$18,075	$2,028	$1,103	$3,013	$4,135
32	Bradford County	3.29%	$61,871	$2,006	$1,281	$2,892	$4,136
33	Blair County	1.72%	$114,300	$1,962	$1,274	$2,733	$3,683
34	Mifflin County	2.89%	$67,700	$1,955	$1,333	$2,860	$4,132
35	Schuylkill County	3.71%	$46,430	$1,812	$1,152	$3,111	$4,646
36	Sullivan County	1.33%	$128,688	$1,694	$915	$2,978	$4,802
37	Union County	2.05%	$92,150	$1,669	$499	$3,920	$6,494
38	Bedford County	1.62%	$99,100	$1,648	$847	$2,544	$3,922
39	Berks County	4.91%	$31,900	$1,471	$1,060	$2,029	$2,720
40	Elk County	3.31%	$39,600	$1,455	$511	$2,159	$3,031
41	Susquehanna County	3.52%	$40,800	$1,449	$715	$2,261	$3,364
42	Somerset County	2.76%	$51,980	$1,441	$888	$2,376	$3,655
43	Greene County	3.94%	$35,680	$1,418	$745	$2,538	$4,097
44	Warren County	4.13%	$33,924	$1,302	$737	$1,965	$2,857
45	Clearfield County	1.82%	$68,800	$1,269	$737	$2,002	$2,952
46	Clarion County	8.71%	$13,920	$1,266	$661	$2,021	$3,031
47	Monroe County	0.81%	$137,990	$1,126	$803	$1,584	$2,183
48	Cameron County	4.04%	$27,600	$1,115	$562	$1,685	$2,317
49	Potter County	7.47%	$13,620	$1,037	$555	$1,804	$2,859
50	Huntingdon County	6.31%	$15,100	$927	$468	$1,660	$2,581
51	McKean County	3.62%	$23,870	$834	$465	$1,675	$2,950
52	Beaver County	0.37%	$157,900	$812	$458	$1,749	$2,835
53	Fulton County	4.94%	$13,860	$767	$297	$1,561	$2,415
54	Fayette County	1.37%	$50,590	$705	$416	$1,123	$1,710
55	Crawford County	2.09%	$29,700	$669	$394	$1,025	$1,459
56	Cambria County	4.85%	$12,080	$640	$378	$1,008	$1,627
57	Northampton County	0.54%	$115,200	$621	$451	$858	$1,160
58	Forest County	9.09%	$6,360	$578	$363	$975	$1,582
—	Butler County	N/A	N/A	N/A	N/A	N/A	N/A
—	Franklin County	N/A	N/A	N/A	N/A	N/A	N/A
—	Jefferson County	N/A	N/A	N/A	N/A	N/A	N/A
—	Lackawanna County	N/A	N/A	N/A	N/A	N/A	N/A
—	Luzerne County	N/A	N/A	N/A	N/A	N/A	N/A
—	Mercer County	N/A	N/A	N/A	N/A	N/A	N/A
—	Northumberland County	N/A	N/A	N/A	N/A	N/A	N/A
—	Venango County	N/A	N/A	N/A	N/A	N/A	N/A
—	Westmoreland County	N/A	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

How to Appeal Your Property Taxes in Pennsylvania

You can appeal if your assessment is too high compared with your home's current market value, adjusted by your county's Common Level Ratio (CLR). The state publishes each county's CLR every year to show how assessments compare with market values.

Check your assessment
Compare your assessed value with your home's estimated market value multiplied by your county's CLR.
File an annual appeal
File with your county Board of Assessment Appeals. Most counties set a deadline of August 1 for the following tax year. Philadelphia's deadline is the first Monday in October, and Allegheny County's is March 31.
Board hearing
The board hears evidence from you and the county, such as recent comparable sales or an appraisal, and issues a decision.
Further appeal
If you disagree with the board, you can appeal to the county Court of Common Pleas.

School districts and other taxing bodies can also appeal assessments they believe are too low, most often after a recent sale.

Save on Your Property Taxes and More With Ownwell

$774

Average Annual Tax Savings

Pennsylvania Property Tax Exemptions

The homestead and farmstead exclusion reduces school taxes on a primary residence and is funded by state gaming revenue. Apply with your county assessment office, usually by March 1. Philadelphia offers its own Homestead Exemption on city and school taxes.

Income-eligible seniors, widows and widowers, and people with disabilities may qualify for the Property Tax/Rent Rebate Program, and 100% disabled veterans with financial need may qualify for a full exemption.

Key Dates

Dates vary by county and municipality.

Date	What Happens
March 1	Homestead and farmstead exclusion application deadline in most counties
Spring	County and municipal tax bills mailed
July to August	School tax bills mailed
August 1	Annual appeal deadline in most counties
September 1	Allegheny County formal appeal deadline
	Informal First Level Review (FLR) deadline in Philadelphia
First Monday in October	Formal Philadelphia appeal deadline

Most Pennsylvania tax bills offer a 2% discount for early payment and add a penalty for late payment.

Frequently Asked Property Tax Questions in Pennsylvania

What is the average property tax rate in Pennsylvania?

The median effective property tax rate in Pennsylvania is 2.75% of a home's market value. On the median Pennsylvania home value of $118,310, that's about $3,254 per year. Rates range from 0.37% in Beaver County to 11.12% in Juniata County.

Why are property taxes high in Pennsylvania?

Pennsylvania school districts rely heavily on local property taxes. Outdated base-year assessments can also leave some homes paying more than their fair share compared with neighbors.

Which Pennsylvania county has the highest property taxes?

Chester County has the highest median property tax bill at $6,100. Juniata County has the highest median effective rate at 11.12%.

When is the property tax appeal deadline in Pennsylvania?

In most counties, the annual deadline is August 1. Philadelphia's is the first Monday in October, and Allegheny County's is March 31.

What is the Common Level Ratio in Pennsylvania?

The Common Level Ratio shows the average relationship between a county's assessed values and market values. It's used in appeals to decide whether your assessment is fair.

How do I lower my property taxes in Pennsylvania?

Apply for the homestead and farmstead exclusion if you haven't, check whether you qualify for the Property Tax/Rent Rebate Program, and appeal if your assessment is too high relative to your county's Common Level Ratio.