Property Taxes in Lancaster, Pennsylvania
Median Lancaster, Pennsylvania effective property tax rate: 2.21%, significantly lower than the national median of 1.02%, and lower than the Pennsylvania state median of 2.75%.
Median Lancaster, Pennsylvania home value: $162,700
Median annual Lancaster, Pennsylvania tax bill: $4,115, $1,715 higher than the national median property tax bill of $2,400.
How are property taxes in Lancaster County calculated?
Property taxes in Lancaster, 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 Lancaster's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Lancaster, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
How Does the Lancaster Property Tax Calculator Work?
Use this Lancaster property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Lancaster's median effective tax rate of 2.21% — based on actual property records in Lancaster 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 Lancaster'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 Lancaster: rates range from $3,917.00 in 17602 to $4,468.00 in 17601, 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 Lancaster.
About Lancaster Property Taxes
About Property Taxes in Lancaster, Lancaster, Pennsylvania
Lancaster's median effective property tax rate of 2.21% is lower than the Pennsylvania state median of 2.75% and higher than the national median of 1.02%. This rate reflects the Lancaster 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 Lancaster. Homeowners in the 17602 ZIP code carry a median effective rate of 2.88%, while those in 17601 pay 2.16%. This spread — 0.72 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Lancaster County. Understanding which part of Lancaster you live in can make a meaningful difference to your annual tax bill.
Lancaster homeowners who believe their assessed value is too high can file a formal appeal with the local 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 Lancaster, Lancaster 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 Lancaster's effective property tax rate to other cities in Pennsylvania and the median property tax rates in Pennsylvania and the U.S.
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 Lancaster Tax Rate
2.21%
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 Lancaster County Tax Rate
2.21%
Median Effective Pennsylvania Tax Rate
2.75%
Median Effective United States Tax Rate
1.27%
Property Tax Rates Across Lancaster, Lancaster County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 17601 | 2.16% | 2.16% | 2.16% | 2.16% | 2.16% |
| 17602 | 2.02% | 2.21% | 2.88% | 3.96% | 3.96% |
| 17603 | 2.18% | 2.18% | 2.88% | 3.96% | 3.96% |
Source: Ownwell
Property Tax Assessment Values Across Lancaster, Lancaster County, Pennsylvania
When examining property taxes in Lancaster, 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 Lancaster County appraisal district 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 Lancaster County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month when notices are sent.
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 Lancaster.
For example, the median home price in Lancaster is $162,700, with tax bills ranging significantly across the county. 17601 has the highest median home price at $204,500.
Property Tax Assessment Values Across Lancaster, Lancaster County, Pennsylvania
Source: Ownwell
$121,100
$191,200
$261,300
Median Lancaster Market Value
$162,700
Median Lancaster County Market Value
$177,600
Median Pennsylvania Market Value
$118,310
Median United States Market Value
$274,101
Property Tax Assessment Values Across Lancaster, Lancaster County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 17601 | $131,900 | $165,400 | $204,500 | $281,200 | $369,740 |
| 17602 | $60,900 | $89,000 | $135,000 | $206,100 | $282,800 |
| 17603 | $55,800 | $90,200 | $135,400 | $185,500 | $266,900 |
Source: Ownwell
Property Tax Bills Across Lancaster, Lancaster County, Pennsylvania
Property tax bills in Lancaster are calculated by multiplying a home’s assessed value by the local tax rate. The assessed value is based on the market value of the property, which can change over time as home prices rise or fall. Local taxing authorities use this value to determine how much a homeowner owes each year, so two homes with different assessed values can have very different tax bills.
For Lancaster homeowners, the median home price is $162,700, and property tax bills vary widely across the city. The 25th percentile tax bill is $3,146, while the 75th percentile reaches $5,516. At the high end, the 90th percentile tax bill is $7,554. ZIP code 17601 has the highest median tax bill at $4,468, compared with $3,917 in ZIP code 17602.
These bills can have a major impact on household budgets, especially when they rise faster than income.
Property Tax Bills Across Lancaster, Lancaster County, Pennsylvania
Source: Ownwell
$2,562
$4,467
$6,372
Median Lancaster Tax Bill
$4,115
Median Lancaster County Tax Bill
$4,074
Median Pennsylvania Tax Bill
$3,050
Median United States Tax Bill
$3,209
Property Tax Bills Across Lancaster, Lancaster County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 17601 | $2,851 | $3,592 | $4,468 | $6,066 | $7,971 |
| 17602 | $2,248 | $2,879 | $3,917 | $5,244 | $6,870 |
| 17603 | $2,133 | $2,964 | $3,925 | $5,230 | $7,353 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | August 1 |
Links | |
|---|---|
| Lancaster Tax Assessor | |
| Website | lancasterpa.devnetwedge.com |