Overview of Pennsylvania Taxes
Overall, Pennsylvania has property tax rates that are higher than the national average. In fact, the state carries a 1.16% effective property tax rate in comparison to the 0.89% national average. However, that doesn't mean Pennsylvanians pay significantly property taxes. In fact, the median tax payment is just $3 more than the national median.
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To calculate the exact amount of property tax you will owe requires your property's assessed value and the property tax rates based on your property's address. Please note that we can only estimate your property tax based on median property taxes in your area. There are typically multiple rates in a given area, because your state, county, local schools and emergency responders each receive funding partly through these taxes. In our calculator, we take your home value and multiply that by your county's effective property tax rate. This is equal to the median property tax paid as a percentage of the median home value in your county.
Pennsylvania Property Taxes
Property taxes in Pennsylvania vary greatly from one area to the next. Each county has its own system of property tax assessment, and a wide number of tax authorities such as municipalities and school districts determine rates.
The median home value in Pennsylvania is $277,600, which is significantly lower than the national median ($360,600). However, the median property tax bill of $3,214 is more less in line with the national median of $3,211.
If you’re looking to purchase a home in Pennsylvania, whether it’s in Bedford county, Monroe County or somewhere in between, you’ll want to consult our mortgage rates guide for all the essential information about getting a mortgage in the Keystone State.
A financial advisor can help you understand how homeownership fits into your overall financial goals. SmartAsset’s free tool matches you with vetted financial advisors who serve your area, and you can have a free introductory call with your advisor matches to decide which one you feel is right for you. If you’re ready to find an advisor who can help you achieve your financial goals, get started now.
Pennsylvania Property Tax Rules
Property taxes are administered at the county level in Pennsylvania. In every county, the sum of local tax rates (school taxes, municipal taxes and county taxes) is applied to the assessed value of each property. However, each county has its own system for determining assessed value.
In some counties, assessed value is (or should be) equal to the current market value of property. In other counties, assessed value is equal to some percentage of current market value.
The state publishes Common Level Ratios (CLR) that represent the ratio of assessed values in a county to market value. So, for example, if a county has a CLR of 4, a home worth $100,000 should have an assessed value of $25,000 (regardless of the system the county uses to assess property).
Homeowners whose home is above the assessed value based on this CLR can appeal their assessment. However, the burden of proof is on the homeowners in Pennsylvania: they need to produce pictures, and sales data of comparable properties, to demonstrate their home’s current market value.
Pennsylvania Property Tax Rates
Local tax authorities determine tax rates in Pennsylvania based on their revenue needs. Rates are expressed as “mills.” One mill is equal to $1 of property tax for every $1,000 in assessed value.
Since every county uses its own system to determined assessed values, mill rates in one are not comparable to mill rates in another. For this reason, it useful to look at effective tax rates. The effective tax rate is equal to the annual property tax as a percentage of home value. The table below shows the effective rate for every county in Pennsylvania with data available, along with median home values and median annual tax bills.
Looking for details on your potential monthly mortgage payment? Check out our mortgage calculator.
Philadelphia County
Pennsylvania’s most populous county is Philadelphia County, which is coterminous with the city of Philadelphia. It also has one of the lowest effective property tax rates in the state (0.83%).
Philadelphia assesses property at 100% of current market value. Philadelphia assesses property every year to determine market value based on numerous factors, including the size, location and condition of a property. The assessor also looks at recent sales of comparable properties.
If you have questions about how property taxes can affect your overall financial plans, a financial advisor in Philadelphia can help you out.
Allegheny County
The effective property tax rate in Allegheny County is 1.39%, close to double the rate in Philadelphia County. That means that the median annual property tax paid by homeowners in Allegheny County ($3,368) is more than $1,000 higher than the median in Philadelphia County ($2,100)
Montgomery County
Located north of Philadelphia, Montgomery County has property tax rates near the state average, but much higher than those in the City of Brotherly Love. The effective rate in Montgomery County is 1.25%. At that rate, a homeowner with a home worth the statewide median ($461,900) would pay $5,795 annually in property taxes.
Bucks County
This eastern Pennsylvania county has some of the highest annual property tax payments in the state. The median annual property tax paid by homeowners in Bucks County is $5,448, which ranks as one of the highest amounts in the state. It's also significantly higher than the national median of $3,211.
Delaware County
Situated along the Delaware River between the state of Delaware and the city of Philadelphia, Delaware County has the highest property tax rate in Pennsylvania. The county’s effective property tax rate is 1.67%.
That rate applied to a home worth $367,100 (the county median) would result in an annual property tax bill of $6,141. That's far above the median property tax payment for the state of Pennsylvania, which sits at $3,214.
Lancaster County
With a population of about 540,000, Lancaster County is one of the largest counties in Pennsylvania. Homeowners here pay tax rates slightly higher than the state average. The county’s average effective tax rate is 1.17%.
In the city of Lancaster, the total mill rate varies based on where you are in county, with totals ranging from about 14 to 36. (A mill is $1 in taxes per $1,000 in assessed value.) Assessed value in Lancaster County is equal to full market value.
Chester County
Southeast Pennsylvania’s Chester County has the highest median home value of any county in the state. According to the U.S. Census, the median home value in Chester County is $538,900. So, while tax rates in Chester County are near the state average, the amount paid by homeowners is quite high. The median annual property tax payment in Chester County is $6,198.
York County
York County stretches from the Maryland border to the southern suburbs of Harrisburg. The county’s effective property tax rate is 1.45%. The median property tax bill in this part of the commonwealth is $4,020.
Berks County
Located between Harrisburg and Allentown, Berks County has some of the highest property tax rates of any county in Pennsylvania. The county’s effective property tax rate is 1.43%. At that rate, taxes on a home worth $281,100 would be $4,030 annually.
Westmoreland County
Westmoreland County lies east of Pittsburgh and is part of the Pittsburgh metropolitan area. Property tax rates in Westmoreland County actually compare favorably to those in the Steel City. The county’s effective property tax rate is 1.12%, slightly below the rate in neighboring Allegheny County, which is 1.16%.
