Allegheny County Property Taxes: Rates and Bills by City

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In tax year 2026, the median Allegheny County homeowner paid $3,120 in property taxes, a median effective rate of 2.77% of market value, compared with 2.75% statewide. Allegheny County operates under a base-year assessment system adjusted by the Common Level Ratio (CLR), with annual appeals due by March 31.

In Allegheny County, rates range from 2.18% in Coulters to 4.66% in Trafford.

Median Allegheny County effective property tax rate: 2.77%
Median Allegheny County home value: $109,400
Median Allegheny County property tax bill: $3,120

Last Updated October 26, 2026

Allegheny County Property Tax Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

2.77%

Estimate Property Tax Bill

$3,030

$2,812

$774

Average Annual Tax Savings

How Property Taxes Work in Allegheny County

The Allegheny County Office of Property Assessments values properties using a base-year system established during the county's last reassessment. Because base values remain fixed until a countywide reassessment occurs, market values drift over time. To reconcile current market values with base-year assessments during appeals, the state calculates an annual Common Level Ratio (CLR).

Your total tax bill combines three separate levies: Allegheny County, your municipality, and your local school district. School taxes typically represent the largest portion of your overall bill. Rates are measured in mills, where one mill equals $1 of tax for every $1,000 of assessed value. Most tax bills in Allegheny County provide a 2% discount for early payment and impose a penalty for late payment.

Property Tax Bills in Allegheny County

Source: Ownwell

$569

$8,974

$17,379

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 Allegheny County Effective Property Tax Rate

2.77%

Median Allegheny County Home Value

$109,400

Median Allegheny County Tax Bill

$3,120

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 Allegheny County relies on base-year assessments, statutory millage rates do not reflect current market conditions; the effective rate is the only reliable metric for comparing property tax burdens across the county and state.

Property Tax Rates and Bills by City

Rank	City	Median Effective Tax Rate	Median Home Value	Median Tax Bill	25th % Bill	75th % Bill	90th % Bill
1	Edgeworth	2.89%	$597,950	$17,379	$13,291	$22,565	$25,754
2	Presto	2.79%	$395,850	$11,063	$8,220	$16,094	$20,208
3	Mars	2.47%	$394,300	$9,794	$7,213	$13,540	$16,475
4	Upper Saint Clair	3.54%	$215,750	$7,553	$6,330	$11,642	$16,551
5	Sewickley	2.73%	$280,500	$7,482	$4,525	$11,862	$18,311
6	Murrysville	3.09%	$227,500	$7,047	$5,296	$7,874	$8,386
7	Mc Donald	3.27%	$227,950	$6,860	$4,314	$9,416	$12,831
8	Bradfordwoods	2.60%	$262,200	$6,822	$5,544	$8,654	$11,249
9	Wexford	2.42%	$277,250	$6,749	$5,033	$9,378	$13,296
10	Swissvale	3.55%	$179,800	$6,450	$4,756	$9,302	$13,281
11	Baden	2.52%	$259,000	$6,258	$2,320	$13,106	$22,533
12	Aspinwall	3.16%	$186,600	$5,875	$4,758	$7,880	$10,088
13	Plum	3.04%	$189,200	$5,794	$4,892	$7,015	$12,190
14	Warrendale	2.43%	$221,250	$5,434	$4,352	$6,471	$15,153
15	Ben Avon	2.80%	$192,500	$5,429	$4,448	$6,222	$7,765
16	Gibsonia	2.54%	$206,100	$5,385	$3,694	$7,934	$11,577
17	Shadyside	2.30%	$221,500	$5,103	$3,652	$7,046	$8,659
18	Allison Park	2.72%	$181,000	$4,847	$3,793	$6,591	$9,913
19	Oakmont	3.03%	$155,400	$4,756	$3,374	$7,684	$11,845
20	Bethel Park	2.94%	$153,300	$4,541	$3,544	$5,768	$7,334
21	Clinton	2.37%	$178,400	$4,431	$2,347	$7,219	$8,879
22	South Park	3.11%	$139,100	$4,302	$3,132	$5,762	$8,049
23	Glenshaw	2.89%	$148,100	$4,251	$3,462	$5,295	$6,747
24	Bridgeville	3.26%	$135,400	$4,216	$2,875	$7,012	$10,759
25	Pleasant Hills	3.22%	$123,250	$4,079	$3,346	$4,744	$5,565
26	Coraopolis	2.80%	$148,500	$4,062	$2,706	$5,998	$8,401
27	Blawnox	2.77%	$127,000	$4,053	$2,669	$11,831	$17,672
28	Cecil	3.16%	$116,700	$3,902	$3,475	$4,515	$5,597
29	New Kensington	2.98%	$129,900	$3,811	$2,330	$5,731	$7,452
30	Oakdale	2.53%	$146,800	$3,792	$2,519	$6,649	$9,100
31	Wabash	2.61%	$145,100	$3,791	$2,920	$4,322	$4,825
32	Bellevue	3.36%	$109,900	$3,637	$2,764	$4,711	$5,872
33	Trafford	4.66%	$86,400	$3,630	$2,980	$5,090	$5,323
34	Avalon	3.72%	$90,800	$3,526	$2,648	$4,527	$5,882
35	Castle Shannon	3.16%	$110,000	$3,472	$2,975	$4,033	$4,498
36	Mcknight	2.41%	$143,900	$3,440	$2,866	$4,525	$5,461
37	Finleyville	2.94%	$112,200	$3,333	$2,474	$5,054	$8,159
38	Crescent	3.14%	$107,200	$3,319	$2,363	$4,974	$6,718
39	Bakerstown	2.45%	$133,300	$3,308	$2,426	$4,513	$6,380
40	Imperial	2.34%	$135,600	$3,257	$1,815	$4,736	$6,196
41	Monroeville	2.76%	$116,300	$3,250	$2,508	$4,391	$5,931
42	Crafton	3.24%	$103,300	$3,201	$2,456	$4,130	$5,260
43	Valencia	2.49%	$124,350	$3,165	$2,323	$4,218	$6,126
44	Observatory	2.71%	$119,500	$3,136	$2,722	$3,618	$4,066
45	Carnegie	2.90%	$101,200	$3,102	$1,971	$4,624	$6,847
46	West Mifflin	4.09%	$75,400	$3,077	$2,471	$4,014	$5,330
47	Cheswick	2.65%	$116,000	$3,067	$2,262	$4,333	$6,932
48	Brentwood	3.10%	$96,050	$2,998	$2,707	$4,069	$4,972
49	Heidelberg	2.77%	$99,800	$2,962	$2,288	$3,491	$4,098
50	Pittsburgh	2.47%	$107,000	$2,950	$1,532	$4,777	$7,682
51	Sturgeon	3.46%	$92,750	$2,947	$1,990	$3,769	$4,342
52	Irwin	3.00%	$99,500	$2,940	$2,442	$4,496	$5,790
53	Freeport	2.96%	$96,000	$2,867	$2,254	$3,780	$4,241
54	Elizabeth	3.02%	$93,300	$2,851	$1,938	$3,835	$5,326
55	West View	2.41%	$114,200	$2,849	$2,338	$3,334	$3,890
56	Emsworth	2.84%	$53,600	$2,677	$1,473	$3,508	$4,361
57	Penn Hills	3.41%	$72,350	$2,565	$1,944	$3,647	$5,851
58	Natrona Heights	2.95%	$84,500	$2,495	$1,643	$3,518	$4,870
59	White Oak	2.87%	$86,800	$2,491	$1,884	$3,329	$4,265
60	Mc Kees Rocks	2.52%	$86,600	$2,476	$1,331	$3,763	$5,834
61	Verona	3.34%	$72,100	$2,444	$1,809	$3,300	$4,256
62	Springdale	2.80%	$86,000	$2,442	$1,818	$3,196	$3,990
63	Sharpsburg	3.15%	$75,200	$2,384	$1,402	$5,994	$8,118
64	Leetsdale	3.19%	$73,950	$2,376	$1,753	$3,293	$5,723
65	Greenock	2.94%	$78,850	$2,363	$1,747	$3,105	$4,486
66	Monongahela	2.77%	$88,450	$2,352	$1,466	$3,456	$4,534
67	Cuddy	3.29%	$72,300	$2,347	$1,568	$3,236	$4,347
68	Mcdonald	2.65%	$101,000	$2,319	$875	$3,192	$4,539
69	Morgan	3.62%	$67,650	$2,303	$1,621	$3,392	$5,881
70	Clairton	3.16%	$67,450	$2,291	$1,060	$5,584	$9,157
71	Harwick	2.72%	$87,200	$2,286	$1,465	$3,247	$4,100
72	Homestead	3.63%	$62,900	$2,189	$1,302	$3,163	$4,369
73	Etna	2.99%	$68,000	$2,160	$1,522	$3,104	$4,140
74	North Versailles	3.11%	$66,900	$2,111	$1,571	$2,801	$3,600
75	Ambridge	2.74%	$73,900	$2,109	$1,473	$2,878	$3,801
76	Rural Ridge	2.77%	$77,100	$2,085	$1,136	$3,328	$4,707
77	Millvale	3.03%	$61,950	$2,054	$1,115	$3,116	$4,404
78	Bairdford	2.46%	$78,150	$1,991	$1,696	$2,485	$3,043
79	East Mc Keesport	3.25%	$58,700	$1,969	$1,439	$2,574	$3,103
80	Russellton	2.69%	$72,350	$1,904	$1,269	$2,698	$3,545
81	Sutersville	2.99%	$63,100	$1,861	$1,284	$2,294	$5,406
82	Indianola	2.60%	$71,300	$1,814	$1,398	$2,312	$3,161
83	Carson	2.30%	$82,350	$1,811	$1,111	$2,271	$2,588
84	Tarentum	2.73%	$65,500	$1,802	$1,096	$2,930	$4,480
85	Glassport	3.62%	$46,800	$1,645	$1,073	$2,337	$3,119
86	Dravosburg	2.66%	$57,900	$1,644	$1,190	$2,073	$2,545
87	Munhall	3.32%	$49,950	$1,623	$1,169	$1,781	$2,535
88	Brackenridge	2.89%	$53,400	$1,574	$1,080	$2,239	$2,983
89	Mckeesport	3.24%	$46,700	$1,561	$910	$2,411	$3,661
90	Buena Vista	2.94%	$52,300	$1,500	$964	$2,103	$3,013
91	Turtle Creek	3.37%	$47,000	$1,496	$948	$2,374	$3,714
92	East Pittsburgh	3.62%	$41,900	$1,474	$876	$2,054	$2,749
93	Bloomfield	2.30%	$78,400	$1,472	$1,214	$1,917	$2,247
94	Mount Washington	2.30%	$68,500	$1,452	$1,120	$2,242	$4,262
95	Wilkinsburg	3.92%	$39,100	$1,431	$807	$2,745	$4,471
96	West Elizabeth	3.25%	$46,600	$1,365	$715	$1,937	$2,614
97	Bunola	3.26%	$52,800	$1,279	$672	$1,972	$2,638
98	Mt Washington	2.30%	$62,300	$1,274	$1,005	$1,683	$2,110
99	Creighton	3.21%	$47,400	$1,241	$871	$1,733	$2,174
100	Pitcairn	3.78%	$38,700	$1,203	$793	$1,633	$2,211
101	Coulters	2.18%	$50,800	$1,155	$755	$1,687	$2,201
102	Allegheny	2.30%	$50,350	$1,113	$817	$1,537	$2,596
103	Wilmerding	4.47%	$29,200	$1,104	$653	$1,582	$2,249
104	Wall	4.07%	$33,200	$1,026	$635	$1,563	$2,029
105	Duquesne	4.42%	$29,000	$1,004	$617	$1,468	$1,945
106	Mount Oliver	3.05%	$34,650	$893	$637	$1,177	$1,594
107	West Newton	3.55%	$35,000	$804	$602	$1,236	$1,385
108	Braddock	4.22%	$23,400	$781	$431	$1,272	$1,937
109	Hazelwood	2.30%	$32,000	$576	$440	$1,217	$1,356
110	East Liberty	2.30%	$30,700	$569	$349	$1,044	$1,720
—	Belle Vernon	N/A	N/A	N/A	N/A	N/A	N/A
—	Corliss	N/A	N/A	N/A	N/A	N/A	N/A
—	Homewood	N/A	N/A	N/A	N/A	N/A	N/A
—	Mc Knight	N/A	N/A	N/A	N/A	N/A	N/A
—	Mt Lebanon	N/A	N/A	N/A	N/A	N/A	N/A
—	Rankin	N/A	N/A	N/A	N/A	N/A	N/A
—	Rostraver Township	N/A	N/A	N/A	N/A	N/A	N/A
—	Upper St Clair	N/A	N/A	N/A	N/A	N/A	N/A
—	West Homestead	N/A	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

How to Appeal Your Property Taxes in Allegheny County

You can appeal your assessment in Allegheny County if your assessed value is higher than your property's actual market value multiplied by the county's Common Level Ratio (CLR).

Calculate your implied market value
Multiply your current assessed value by the inverse of the county's Common Level Ratio (CLR) to see the implied market value the county assigns to your home. If this figure exceeds what your property would currently sell for, an appeal is justified.
File an annual appeal with BPAAR
Submit your formal appeal to the Allegheny County Board of Property Assessment Appeals and Review (BPAAR) by March 31 for the current tax year.
Prepare your valuation evidence
Gather evidence that reflects fair market value, such as recent comparable sales within your neighborhood, an independent fee appraisal, or documentation of condition issues and structural damage.
Attend the BPAAR hearing
Present your findings before a hearing officer appointed by the Board of Property Assessment Appeals and Review. Note that local school districts frequently participate with legal counsel to defend or contest valuations.
Further appeal
If you disagree with the BPAAR's final determination, you can appeal to the Allegheny County Court of Common Pleas (Board of Viewers) within 30 days of the decision notice.

Save on Your Property Taxes and More With Ownwell

$774

Average Annual Tax Savings

Allegheny County Property Tax Exemptions

Allegheny County property owners can reduce their taxable assessed value through state and local relief programs:

Homestead Exclusion: The homestead and farmstead exclusion reduces the assessed value of a primary residence for county and school taxes, funded in part by state gaming revenue. File by March 1 with the Office of Property Assessments.
Senior Tax Relief (Act 77): Qualifying seniors age 60 and older who meet income limits can receive up to a 50% discount on their county property tax bills.
Property Tax/Rent Rebate Program: Income-eligible homeowners 65 and older, widows and widowers 50 and older, and residents with permanent disabilities may qualify for annual state rebates.
Disabled Veterans Exemption: 100% permanently disabled veterans with financial need may qualify for complete exemption from real estate taxes.

Key Dates

Date	What Happens
January 1	Property valued for the tax year
February	Allegheny County tax bills mailed (2% discount applies for early payment)
March 1	Homestead and farmstead exclusion application deadline
March 31	Allegheny County formal property tax appeal deadline with BPAAR
Spring	Municipal tax bills mailed (varies by municipality)
July to August	School district tax bills mailed

Frequently Asked Property Tax Questions in Allegheny County

What is the average property tax rate in Allegheny County?

The median effective property tax rate in Allegheny County is 2.77% of a home's market value. On the median Allegheny County home value of $109,400, that's about $3,030 per year. Rates range from 2.18% in Coulters to 4.66% in Trafford.

Which city in Allegheny County has the highest and lowest property taxes?

Trafford has the highest median effective property tax rate in the county at 4.66%, while Coulters has the lowest effective rate at 2.18%.

Why are property taxes high in Allegheny County?

Allegheny County has 43 separate school districts and more than 130 municipalities, each establishing independent millage rates to fund services and infrastructure. School district levies make up the largest share of the bill.

When is the property tax appeal deadline in Allegheny County?

The annual deadline to appeal your assessment with the Board of Property Assessment Appeals and Review (BPAAR) is March 31.

What is the Common Level Ratio (CLR) in Allegheny County?

The Common Level Ratio is a mathematical factor calculated by the state to convert current market values into base-year assessed values. It ensures that properties are taxed uniformly with the rest of the county during an appeal.

Can school districts appeal property assessments in Allegheny County?

Yes. In Pennsylvania, taxing authorities—particularly school districts—frequently file "reverse appeals" on newly purchased homes when the purchase price is substantially higher than the current assessed value.

Is it worth appealing property taxes in Allegheny County?

Yes. Outdated base-year assessments paired with adjustments in the Common Level Ratio often create significant disparities between market value and taxable value, providing viable opportunities for reduction.