West Sunbury, Butler County, Pennsylvania Property Taxes
Property Taxes in West Sunbury, Pennsylvania
Median West Sunbury, Pennsylvania effective property tax rate: 13.50%, significantly higher than the national median of 1.02%, and higher than the Pennsylvania state median of 2.75%.
Median West Sunbury, Pennsylvania home value: $14,670
Median annual West Sunbury, Pennsylvania tax bill: $2,003, $397 lower than the national median property tax bill of $2,400.
How are property taxes in Butler calculated?
Property taxes in West Sunbury, Pennsylvania are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding West Sunbury's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in West Sunbury, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
West Sunbury, Butler County, Pennsylvania Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
13.5%
Estimate Property Tax Bill
$1,980
$1,838
How Does the West Sunbury Property Tax Calculator Work?
Use this West Sunbury property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies West Sunbury's median effective tax rate of 13.50% — based on actual property records in Butler County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies West Sunbury's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Your bill may vary by ZIP code within West Sunbury: rates range from 13.50% in 16061 to 13.50% in 16061, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across West Sunbury.
About West Sunbury Property Taxes
About Property Taxes in West Sunbury, Butler, Pennsylvania
West Sunbury’s median effective property tax rate of 13.50% is higher than the Pennsylvania state median of 2.75% and higher than the national median of 1.02%. This rate reflects the Butler County base levy combined with local school district levies and special taxing districts that vary by subdivision throughout the city.
Property tax rates are not uniform across West Sunbury. Homeowners in ZIP code 16061 carry a median effective rate of 13.50%, and the same ZIP also has a median property tax bill of $2,003. Understanding where you live in West Sunbury can make a meaningful difference to your annual tax bill.
West Sunbury homeowners who believe their assessed value is too high can file a formal appeal with the Tax Assessor before the August 1, 2026 deadline each year.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across West Sunbury, Butler County, Pennsylvania
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare West Sunbury's effective property tax rate to other cities in Pennsylvania and the median property tax rates in Pennsylvania and the U.S.
Property Tax Rates Across West Sunbury, Butler County, Pennsylvania
Source: Ownwell
12.66%
13.76%
14.86%
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 Effective West Sunbury Tax Rate
13.50%
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 Effective Butler County Tax Rate
14.85%
Median Effective Pennsylvania Tax Rate
2.75%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across West Sunbury, Butler County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 16061 | 13.46% | 13.46% | 13.50% | 13.75% | 14.40% |
Source: Ownwell
Property Tax Assessment Values Across West Sunbury, Butler County, Pennsylvania
When examining property taxes in West Sunbury, Pennsylvania, understanding the distinction between "market value" and "assessed value" is crucial.
The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Butler County assessment office estimates the market value for tax purposes.
The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
Assessment notices:
In Butler County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of spring.
Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in West Sunbury.
For example, the median home price in West Sunbury is $14,670, with tax bills ranging significantly across the county. 16061 has the highest median home price at $14,670.
Property Tax Assessment Values Across West Sunbury, Butler County, Pennsylvania
Source: Ownwell
$7,660
$25,940
$44,220
Median West Sunbury Market Value
$14,670
Median Butler County Market Value
$19,328
Median Pennsylvania Market Value
$118,310
Median United States Market Value
$235,294
Property Tax Assessment Values Across West Sunbury, Butler County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 16061 | $4,910 | $9,120 | $14,670 | $22,200 | $29,630 |
Source: Ownwell
Property Tax Bills Across West Sunbury, Butler County, Pennsylvania
Property tax bills in West Sunbury are calculated by applying the local tax rate to a home’s assessed value, not its market price. The assessed value is the amount the county uses to determine how much tax a homeowner owes, and it can differ from what a property would sell for on the open market. In Butler County, the median home price is $14,670, which helps explain why tax bills can vary so much from one homeowner to another.
Several factors affect the final bill, including the home’s assessed value, local taxing jurisdictions, and any exemptions or appeals that may reduce the amount owed. For many homeowners, this means a higher assessed value can lead to a higher tax bill, while a successful appeal may lower it.
In West Sunbury, the median property tax bill is $2,003, which is below the national median property tax bill of $2,400. Tax bills range from $1,236 at the 25th percentile to $4,054 at the 90th percentile, showing how widely property taxes can vary for homeowners.
Property Tax Bills Across West Sunbury, Butler County, Pennsylvania
Source: Ownwell
$1,115
$3,661
$6,207
Median West Sunbury Tax Bill
$2,003
Median Butler County Tax Bill
$2,971
Median Pennsylvania Tax Bill
$3,050
Median United States Tax Bill
$2,400
Property Tax Bills Across West Sunbury, Butler County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 16061 | $675 | $1,236 | $2,003 | $3,018 | $4,054 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | August 1 |
Links | |
|---|---|
| Butler Tax Assessor | |
| Website | propertytax.mygisonline.com |