Calculate your property tax for PA. Enter your home value, apply exemptions, and see your estimated annual tax.
Pennsylvania's effective property tax rates sit above the national average, commonly in the 1.3% to 1.6% range of market value, though the burden varies sharply between school districts. There is no statewide property tax; every dollar is levied locally by the county, municipality, and school district, and the school portion is by far the largest. Pennsylvania is unusual because many counties have not reassessed in decades, so your assessed value may reflect an old base year and is converted to today's market using a Common Level Ratio (CLR). The state's signature relief comes from the gaming-funded Homestead/Farmstead Exclusion and the Property Tax/Rent Rebate program. This guide explains how the pieces fit and how to appeal; the calculator below estimates your bill.
The formula is (Assessed Value − Homestead Exclusion) × Combined Millage = Annual Tax. Each county sets an assessed value based on its own base-year valuation. Because base years differ widely — some counties last reassessed in the 1970s or 1990s — the State Tax Equalization Board publishes an annual Common Level Ratio for each county so assessed values can be translated to current market value (this ratio is central to appeals). Your combined millage is the sum of county, municipal, and school district rates, expressed in mills ($1 per $1,000 of assessed value). Because school millage dominates, the district you live in is the single biggest determinant of your bill.
Funded largely by state gaming revenue, the Homestead Exclusion reduces the assessed value of an approved owner-occupied primary residence before school taxes are applied. The dollar amount is set by each school district and varies year to year with available funds, so two districts can offer very different exclusions. A parallel Farmstead Exclusion applies to qualifying farm buildings. You must file a one-time application with your county assessment office (typically by March 1) to be approved; once approved it renews automatically. Philadelphia offers a particularly large Homestead Exemption that removes $100,000 of assessed value from the city's property tax, plus targeted relief such as LOOP (Longtime Owner Occupants Program) and a senior citizen tax freeze.
Pennsylvania's Property Tax/Rent Rebate (PTRR) program refunds part of the property taxes (or rent) paid by eligible residents: homeowners 65 and older, widows and widowers 50 and older, and people with disabilities 18 and older. A 2023 expansion raised the income limit to $45,000 (excluding half of Social Security) and increased the maximum standard rebate to $1,000, with supplemental rebates in some cases. The program is administered by the Department of Revenue and is claimed annually — it is one of the most valuable relief options for lower-income seniors and disabled homeowners in the state.
Pennsylvania grants a full property tax exemption on the primary residence of honorably discharged veterans with a 100% service-connected disability (or rated 100% due to individual unemployability) who demonstrate financial need, as determined by the State Veterans' Commission. Surviving spouses may continue to qualify. This is a need-based program, so applicants document both disability status and income.
Effective rates below come from our county datasets and reflect the combined county, municipal, and school burden. Select any county for its dedicated calculator.
| County | Effective Rate | Est. tax on $250,000 |
|---|---|---|
| Philadelphia | 1.10% | $2,750 |
| Montgomery | 1.85% | $4,625 |
| Allegheny | 2.35% | $5,875 |
Estimates apply each county's effective rate to a $250,000 market value for comparison only; your actual bill depends on your own assessed value, exemptions, and local levies.
Payment schedules in Pennsylvania typically include a discount period (often 2% off if paid within about 60 days), a face period, and then a penalty period (commonly 10% added), with separate bills from the county/municipality (usually spring) and the school district (usually summer). Appeal deadlines are set by county and commonly fall on August 1 or September 1 for the following tax year. To appeal, you file with the county Board of Assessment Appeals and argue that your assessed value, divided by the Common Level Ratio, overstates your home's fair market value. Recent comparable sales and an independent appraisal are the strongest evidence. Because so many counties use outdated base years, CLR-based appeals are a common and effective way to correct an inflated assessment.
Suppose your county's assessed value on your home is $150,000, your school district offers a $15,000 homestead exclusion, and your combined millage equals roughly 1.5% of assessed value. Your taxable assessed value falls to $135,000, and your annual tax lands near $2,000 before any rebate. If you are 65 or older with income under $45,000, the Property Tax/Rent Rebate could return up to $1,000 of that. Because the assessed value may reflect an old base year, check your county's Common Level Ratio: if it implies a market value well above what your home would sell for, you likely have grounds to appeal. Estimate your own bill in the calculator below.
Does Pennsylvania have a state property tax? No. Property taxes are levied locally by counties, municipalities, and school districts; the school portion is the largest.
What is the Common Level Ratio? An annually published county ratio that converts old base-year assessed values to current market value. It is essential for both estimating taxes and filing an appeal.
What is the Homestead Exclusion? A gaming-funded reduction in the assessed value of an approved owner-occupied primary residence before school taxes; the amount is set by each school district and requires a one-time application.
Who qualifies for the Property Tax/Rent Rebate? Homeowners 65+, widows/widowers 50+, and people with disabilities 18+, with income up to $45,000 (excluding half of Social Security); the maximum standard rebate is $1,000.
When can I appeal my Pennsylvania assessment? Deadlines vary by county but commonly fall on August 1 or September 1; you file with the county Board of Assessment Appeals using comparable sales and the Common Level Ratio.
Beyond the Homestead Exclusion and the Property Tax/Rent Rebate, Pennsylvania offers several targeted reductions. Under the Clean and Green program (Act 319), qualifying agricultural, agricultural-reserve, and forest-reserve land is assessed on its use value rather than its market value, which can dramatically cut the bill for owners of farmland and woodland. Municipalities may also adopt LERTA (Local Economic Revitalization Tax Assistance), which phases in taxes on new construction or improvements over several years to encourage rehabilitation of aging properties. In designated Keystone Opportunity Zones, certain state and local taxes can be abated entirely for a defined period. If you build an addition or finish a basement, expect an interim assessment that raises your taxable value mid-year, so budget for it before you start work.
Pennsylvania's statewide average effective rate sits in the middle of the national range, but the burden varies sharply by school district: a suburban Philadelphia district can charge more than double the millage of a rural district a few counties away. Compared with New Jersey, whose effective rate is among the highest in the country, Pennsylvania homeowners generally pay less; compared with lower-tax Southern states, they pay more. Because the school-district portion is the single largest slice of every bill, two identical homes worth the same amount can owe very different taxes simply because they fall on opposite sides of a district line. Always confirm the exact millage for your municipality and school district before relying on a statewide average.
Enter your home value, select your state, and see your estimated annual property tax.