The average Pennsylvania property tax rate is about 1.26% of a home’s value, which comes to roughly $3,311 a year on the typical Pennsylvania home. That makes Pennsylvania property tax one of the higher burdens in the country. This guide breaks down the Pennsylvania property tax rate, what the typical bill looks like, how your bill is figured, where the money goes, and — most useful of all — how
to check whether you are overpaying and how to pay less.
Pennsylvania Property Tax at a Glance
| Effective tax rate | 1.26% |
| Median annual bill | $3,311 |
| Median home value | $254,500 |
| Rank among states | #12 of 50 highest |
| vs. U.S. average | $960 below the U.S. average ($4,271) |
| Reassessed | Pennsylvania does not require countywide reassessments on a fixed statewide schedule; each county decides when to reassess, so some counties go many years (sometimes decades) between reassessments while individual properties can also be reassessed after new construction, improvements, or a sale. Cadence varies by county — check with your county assessor. |
Rate & bill: U.S. Census Bureau ACS 2024 5-year (effective rate B25090/B25082 – the Tax Foundation method; median bill B25103; value B25077).
| Pennsylvania Property Tax | Figure |
|---|---|
| Effective property tax rate | 1.26% |
| Median annual property tax bill | $3,311 |
| Median home value | $254,500 |
| Rank (highest to lowest) | #12 of 50 states |
| U.S. average bill | $4,271 |
In This Pennsylvania Guide:
What Is the Pennsylvania Property Tax Rate?
The Pennsylvania property tax rate is not one flat number — it is the combined result of your county, city, township, and school-district rates, applied to your home’s assessed value. Across Pennsylvania, homeowners pay about 1.26% of their home’s value on average, or around $3,311 a year on a typical $254,500 home. That puts Pennsylvania near the top nationally — ranked #12 of 50 states from highest to lowest. Two
homes worth the same amount can still owe very different bills depending on the town and school district, so treat the statewide figure as a starting point, not your exact bill.
If your bill went up, start by reading the assessed value on your notice and comparing it to what you believe your home is worth — many homeowners never check this, and an error or an out-of-date assessment can raise the bill. Next, see whether you’ve claimed the exemptions you may be entitled to, such as the homestead exclusion or, if you’re an older adult or a person with a
disability, the Property Tax/Rent Rebate.
If the assessed value still looks too high, you generally have the right to file an appeal with your county’s Board of Assessment; check with your county assessor for the process and the current deadline.
Think your Pennsylvania bill is too high? Check in two minutes.
How Pennsylvania Property Tax Is Calculated
Your Pennsylvania property tax starts with an assessed value set by County assessment offices (the county Board of Assessment / county assessor) handle valuation, with property inspected and valued by a Certified Pennsylvania Evaluator; Pennsylvania assesses at the county level, not the township or state level.. Pennsylvania county offices estimate your property’s market value (what it would sell for) and then apply a ratio set under law to arrive at
the assessed value that your bill is actually calculated on.
Look at the assessed value printed on your assessment notice, since that — not your full market value — is the figure your millage rate is multiplied against. That assessed value is then multiplied by the combined local tax rate to produce your bill. In Pennsylvania, property is generally reassessed Pennsylvania does not require countywide reassessments on a fixed statewide schedule; each county decides when to reassess, so some counties
go many years (sometimes decades) between reassessments while individual properties can also be reassessed after new construction, improvements, or a sale.
Cadence varies by county — check with your county assessor.. The single most important number to check is your assessed value: if it is higher than what your home would sell for, your bill is too high — and that is exactly what an appeal fixes.
The actual rates in Pennsylvania are set by Rates (expressed as “millage”) are set independently by three separate local taxing bodies — the county, your municipality (city, borough, or township), and your local school district. Pennsylvania does not levy a property tax at the state level.. That is why your neighbor one town over can pay a different bill on an identical house.
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Where Your Pennsylvania Property Tax Money Goes
Property taxes in Pennsylvania mostly fund local public schools, which typically take the largest share, along with county services and municipal services such as roads, police, and fire. The mix depends on the three local millage rates that apply where you live. For most Pennsylvania homeowners, the school-district share is the biggest single piece of the bill, which is why property taxes tend to be highest where schools rely most
on local funding.
One Pennsylvania note: Pennsylvania is notable for having no statewide property tax and no required statewide reassessment cycle, so assessed values in a county can drift from current market values until that county chooses to reassess; in a reassessment year, taxing bodies are generally required to set a “revenue-neutral” millage before any increase. Pennsylvania also funds part of its property tax relief (the Property Tax/Rent Rebate) through the Pennsylvania Lottery.
How Pennsylvania Property Tax Compares
The U.S. average property tax bill is about $4,271 a year. The typical Pennsylvania bill of $3,311 is $960 below that. Remember that a low rate does not always mean a low bill — a state with cheap rates but expensive homes can still cost you more than Pennsylvania. The dollar bill and your own assessment matter more than the headline rate.
How to Lower Your Pennsylvania Property Tax
You cannot change the Pennsylvania property tax rate, but you have two real levers on your own bill. First, claim every exemption you qualify for. Pennsylvania offers property tax breaks that can lower what you owe — including the Homestead/Farmstead Exclusion for owner-occupied homes (under the Taxpayer Relief Act), the statewide Property Tax/Rent Rebate for eligible older adults (generally 65 and older), widows/widowers, and people with disabilities, and relief for
qualifying disabled veterans.
You may qualify for one or more, so it’s worth checking with your county assessor and the Department of Revenue rather than assuming you don’t; exact amounts are not listed here. Second, appeal your assessment if your home is valued higher than it would sell for — studies suggest a large share of homes are over-assessed, and appeals often succeed.
Don’t want to appeal your Pennsylvania taxes yourself? A property tax appeal service can file everything for you and usually only charges if it wins — typically a share of what it saves you. It is one option; you can also appeal on your own for free.
Frequently Asked Questions
What is the Pennsylvania property tax rate?
The average effective Pennsylvania property tax rate is about 1.26% of a home’s value, based on U.S. Census data. On the typical Pennsylvania home that works out to roughly $3,311 a year. Your own bill depends on your county, city, and school district, plus any exemptions you claim — see the data box above.
Why is my Pennsylvania property tax so high?
Property tax in Pennsylvania is driven mostly by your local rates (especially school levies) and by your home’s assessed value. If your assessment is higher than what your home would actually sell for, you may be overpaying — that is the most common reason a bill is too high, and it is something you can appeal.
How can I lower my Pennsylvania property tax?
Two things help most in Pennsylvania: make sure you are claiming every exemption you qualify for (homestead, senior, veteran, or disability), and appeal your assessment if your home is over-valued. Both can lower your bill, and both are free to do yourself.
Pennsylvania Property Tax Sources & Data
- Pennsylvania Department of Revenue (property tax): https://www.pa.gov/agencies/revenue/ptrr
- Tax Foundation — Property Taxes by State & County: taxfoundation.org
- U.S. Census Bureau (American Community Survey): census.gov/acs
- Lincoln Institute of Land Policy (property tax data): lincolninst.edu
Pennsylvania property tax rates and typical bills on this page come from U.S. Census (American Community Survey) data as
published by the Tax Foundation, and were last checked in July 2026. Rates and bills change each year and vary by county
— confirm your own figures with your county assessor before you rely on them.
More Property Tax Guides
- Property Tax Rates by State
- Property Tax by County
- Are You Overpaying? Over-Assessment Checker
- Property Tax Exemption Finder
Disclaimer: This guide is informational only and is not legal, tax, or financial advice. Know Property Tax is an independent educational resource. It is not a government agency, not a county assessor, and not a tax-appeal service. Property tax rates, bills, exemptions, and deadlines change over time and vary by county and property. Confirm anything that affects your taxes with your county assessor or a licensed professional before you act.