Property Taxes in West Middlesex, Pennsylvania
Median West Middlesex, Pennsylvania effective property tax rate: 2.59%, significantly lower than the national median of 1.02%, and lower than the Pennsylvania state median of 2.75%.
Median West Middlesex, Pennsylvania home value: $93,000
Median annual West Middlesex, Pennsylvania tax bill: $2,272, $128 lower than the national median property tax bill of $2,400.
How are property taxes in Lawrence County calculated?
Property taxes in West Middlesex, 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 Middlesex's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in West Middlesex, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
How Does the West Middlesex Property Tax Calculator Work?
Use this West Middlesex property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies West Middlesex's median effective tax rate of 2.59% — based on actual property records in Lawrence County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local assessment office 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 Middlesex'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 Middlesex: rates range from 2.59% in 16159 to 2.59% in 16159, 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 Middlesex.
About West Middlesex Property Taxes
About Property Taxes in West Middlesex, Lawrence, Pennsylvania
West Middlesex’s median effective property tax rate of 2.59% is lower than the Pennsylvania state median of 2.75% and higher than the national median of 1.02%. This rate reflects the Lawrence 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 Middlesex. Homeowners in the 16159 ZIP code carry a median effective rate of 2.59%, while those in 16159 pay 2.59%. This spread — 0 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Lawrence County. Understanding which part of West Middlesex you live in can make a meaningful difference to your annual tax bill.
West Middlesex homeowners who believe their assessed value is too high can file a formal appeal with the local Tax Assessor before August 1, 2026.
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 Middlesex, Lawrence 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 Middlesex'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 Middlesex, Lawrence County, Pennsylvania
Source: Ownwell
2.35%
3.00%
3.66%
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 Middlesex Tax Rate
2.59%
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 Lawrence County Tax Rate
2.99%
Median Effective Pennsylvania Tax Rate
2.75%
Median Effective United States Tax Rate
1.27%
Property Tax Rates Across West Middlesex, Lawrence County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 16159 | 2.48% | 2.59% | 2.59% | 2.59% | 2.59% |
Source: Ownwell
Property Tax Assessment Values Across West Middlesex, Lawrence County, Pennsylvania
When examining property taxes in West Middlesex, 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 Lawrence 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 Lawrence County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month.
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 Middlesex.
For example, the median home price in West Middlesex is $93,000, with tax bills ranging significantly across the county. 16159 has the highest median home price at $93,000.
Property Tax Assessment Values Across West Middlesex, Lawrence County, Pennsylvania
Source: Ownwell
$43,400
$81,200
$119,000
Median West Middlesex Market Value
$93,000
Median Lawrence County Market Value
$65,700
Median Pennsylvania Market Value
$118,310
Median United States Market Value
$274,101
Property Tax Assessment Values Across West Middlesex, Lawrence County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 16159 | $41,640 | $60,100 | $93,000 | $118,300 | $152,140 |
Source: Ownwell
Property Tax Bills Across West Middlesex, Lawrence County, Pennsylvania
Property tax bills in West Middlesex are calculated by applying the local tax rate to a home’s assessed value, not its market value. That assessed value is determined by the county and can be influenced by property characteristics, location, and changes made to the home. For homeowners, this means the final tax bill can rise when assessments increase, even if the home has not been sold.
In West Middlesex, the median home price is $93,000, and the median tax bill is $2,272, which is below the national median property tax bill of $2,400. Tax bills in the area also vary widely: the 25th percentile is $1,470, while the 75th percentile is $2,887 and the 90th percentile is $3,795. This range shows how much property taxes can differ from one homeowner to another based on assessment and local tax rates.
Property Tax Bills Across West Middlesex, Lawrence County, Pennsylvania
Source: Ownwell
$1,289
$2,323
$3,356
Median West Middlesex Tax Bill
$2,272
Median Lawrence County Tax Bill
$2,029
Median Pennsylvania Tax Bill
$3,050
Median United States Tax Bill
$3,209
Property Tax Bills Across West Middlesex, Lawrence County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 16159 | $1,021 | $1,470 | $2,272 | $2,887 | $3,795 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | August 1 |
Links | |
|---|---|
| Lawrence Tax Assessor | |
| Website | www.actdatascout.com |