Property Taxes in Gaines, Pennsylvania
Median GAINES, Pennsylvania effective property tax rate: 1.40%, significantly higher than the national median of 1.02%, and lower than the Pennsylvania state median of 2.75%.
Median GAINES, Pennsylvania home value: $101,980
Median annual GAINES, Pennsylvania tax bill: $1,328, $1,072 lower than the national median property tax bill of $2,400.
How are property taxes in Tioga calculated?
Property taxes in GAINES, 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 GAINES's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in GAINES, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
How Does the GAINES Property Tax Calculator Work?
Use this GAINES property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies GAINES's median effective tax rate of 1.40% — based on actual property records in Tioga 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 GAINES'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 GAINES: rates range from 1.40% in 16921 to 1.40% in 16921, 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 GAINES.
About Gaines Property Taxes
About Property Taxes in Gaines, Tioga, Pennsylvania
Gaines’s median effective property tax rate of 1.40% is lower than the Pennsylvania state median of 2.75% and higher than the national median of 1.02%. This rate reflects the Tioga 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 Gaines. Homeowners in the 16921 ZIP code carry a median effective rate of 1.40%, while those in the lowest ZIP also pay 1.40%. This spread reflects how school district boundaries and local assessment districts are drawn across Tioga County. Understanding which part of Gaines you live in can make a meaningful difference to your annual tax bill.
Gaines 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 Gaines, Tioga 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 Gaines'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 Gaines Tax Rate
1.40%
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 Tioga County Tax Rate
1.49%
Median Effective Pennsylvania Tax Rate
2.75%
Median Effective United States Tax Rate
1.27%
Property Tax Rates Across Gaines, Tioga County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 16921 | 1.04% | 1.34% | 1.40% | 1.40% | 1.40% |
Source: Ownwell
Property Tax Assessment Values Across Gaines, Tioga County, Pennsylvania
When examining property taxes in Gaines, 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 Tioga 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 Tioga 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 Gaines.
For example, the median home price in Gaines is $101,980, with tax bills ranging significantly across the county. 16921 has the highest median home price at $101,980.
Property Tax Assessment Values Across Gaines, Tioga County, Pennsylvania
Source: Ownwell
$101,980
$166,398
$230,815
Median Gaines Market Value
$101,980
Median Tioga County Market Value
$147,770
Median Pennsylvania Market Value
$118,310
Median United States Market Value
$274,101
Property Tax Assessment Values Across Gaines, Tioga County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 16921 | $23,558 | $45,730 | $101,980 | $162,760 | $264,906 |
Source: Ownwell
Property Tax Bills Across Gaines, Tioga County, Pennsylvania
Property tax bills in GAINES are calculated by applying the local tax rate to a home’s assessed value, which is based on the market value of the property. Local taxing authorities use that assessment to determine how much each homeowner owes, so the bill can change when the assessed value changes or when tax rates are adjusted.
For a home with a median value of $101,980, the tax bill reflects how that value is taxed within Tioga County. In this area, the median property tax bill is $1,328, with bills ranging from $628 at the 25th percentile to $2,066 at the 75th percentile and $3,086 at the 90th percentile. That means homeowners with higher assessed values or less favorable tax treatment may pay significantly more.
Compared with the national median property tax bill of $2,400, many homeowners in GAINES pay less than average, but the amount still has a meaningful impact on monthly housing costs and long-term affordability.
Median Gaines Tax Bill
$1,328
Median Tioga County Tax Bill
$2,235
Median Pennsylvania Tax Bill
$3,050
Median United States Tax Bill
$3,209
Property Tax Bills Across Gaines, Tioga County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 16921 | $317 | $628 | $1,328 | $2,066 | $3,086 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | September 1 |
Links | |
|---|---|
| Tioga Tax Assessor | |
| Website | gis.vgsi.com |