Property Taxes in Roaring Branch, Pennsylvania
Median Roaring Branch, Pennsylvania effective property tax rate: 1.37%, significantly lower than the national median of 1.02%, and lower than the Pennsylvania state median of 2.75%.
Median Roaring Branch, Pennsylvania home value: $177,750
Median annual Roaring Branch, Pennsylvania tax bill: $2,233, $167 lower than the national median property tax bill of $2,400.
How are property taxes in Tioga calculated?
Property taxes in Roaring Branch, 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 Roaring Branch's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Roaring Branch, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
How Does the Roaring Branch Property Tax Calculator Work?
Use this Roaring Branch property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Roaring Branch's median effective tax rate of 1.37% — based on actual property records in Tioga 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 Roaring Branch'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 Roaring Branch: rates range from 1.37% in 17765 to 1.37% in 17765, 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 Roaring Branch.
About Roaring Branch Property Taxes
About Property Taxes in Roaring Branch, Tioga, Pennsylvania
Roaring Branch’s median effective property tax rate of 1.37% is higher 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 Roaring Branch. Homeowners in the 17765 ZIP code carry a median effective rate of 1.37%, while those in 17765 pay 1.37%. This spread — 0 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Tioga County. Understanding which part of Roaring Branch you live in can make a meaningful difference to your annual tax bill.
Roaring Branch 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 Roaring Branch, 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 Roaring Branch'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 Roaring Branch Tax Rate
1.37%
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 Roaring Branch, Tioga County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 17765 | 0.86% | 1.11% | 1.37% | 1.37% | 1.40% |
Source: Ownwell
Property Tax Assessment Values Across Roaring Branch, Tioga County, Pennsylvania
When examining property taxes in Roaring Branch, 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. Tioga County 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 are sent in the spring each year and 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.
For example, the median home price in Roaring Branch is $177,750, with a median tax bill of $2,233. That is slightly below the national median property tax bill of $2,400 and above the national median property tax rate of 1.02%.
Property Tax Assessment Values Across Roaring Branch, Tioga County, Pennsylvania
Source: Ownwell
$101,980
$166,398
$230,815
Median Roaring Branch Market Value
$177,750
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 Roaring Branch, Tioga County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 17765 | $53,990 | $108,185 | $177,750 | $295,900 | $454,256 |
Source: Ownwell
Property Tax Bills Across Roaring Branch, Tioga County, Pennsylvania
Property tax bills in Roaring Branch are based on the assessed value of a home and the local tax rate set by Tioga County and other taxing authorities. When a property’s market value rises, the assessed value can increase too, which may lead to a higher tax bill. Homeowners may also see changes if local budgets, school funding needs, or municipal rates shift from year to year.
For a home with a median market value of $177,750, the tax bill can vary widely depending on the exact assessment and exemptions applied. In this area, the 25th percentile tax bill is $1,349, while the 75th percentile is $3,309 and the 90th percentile reaches $4,464. The median tax bill in ZIP code 17765 is $2,233, which is below the national median property tax bill of $2,400. For homeowners, that means property taxes can be a major ongoing housing cost, and even small assessment changes can affect monthly budgets and long-term affordability.
Property Tax Bills Across Roaring Branch, Tioga County, Pennsylvania
Source: Ownwell
$1,328
$2,628
$3,927
Median Roaring Branch Tax Bill
$2,233
Median Tioga County Tax Bill
$2,235
Median Pennsylvania Tax Bill
$3,050
Median United States Tax Bill
$3,209
Property Tax Bills Across Roaring Branch, Tioga County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 17765 | $724 | $1,349 | $2,233 | $3,309 | $4,464 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | September 1 |
Links | |
|---|---|
| Tioga Tax Assessor | |
| Website | gis.vgsi.com |