Pennsylvania Property Tax Appeal:
How to Fight Your Over-Assessment
In Pennsylvania, 50% of appeals succeed with an average savings of $1,100/year. Yet fewer than 5% of homeowners ever file. Here’s how to do it — and how Tax Ghost generates your formal appeal letter for $24.99.
Pennsylvania Property Tax Appeal — Key Facts
How to Appeal in Pennsylvania
Check your assessment notice
Your county assessor mails assessment notices — usually in spring. The notice shows your assessed value and the appeal deadline. In most states you have 30–90 days from the notice date.
Gather comparable sales
Find 3–5 similar properties in your neighborhood that sold recently at prices below your assessed value. Use Zillow, Redfin, or your county recorder's public records. The more recent and similar the sales, the stronger your case.
File your formal appeal
In Pennsylvania, you file with the County Board of Assessment Appeals. File written appeal with the County Board of Assessment Appeals. Deadlines vary significantly by county — Philadelphia County deadline is the first Monday in October. File before 30–90 days after assessment notice (varies by county).
Present your evidence at the hearing
Show up with your comparables. Be calm and factual. You don't need a lawyer. Appeals boards are accustomed to homeowners representing themselves. Simply demonstrating that comparable properties sold for less than your assessment is often enough to win a reduction.
Expert tip for Pennsylvania
Pennsylvania counties use different base years for assessment (some haven't reassessed in decades). If your county's "common level ratio" differs from your assessment, that's your angle.
Get your Pennsylvania appeal letter — $24.99
Formal appeal letter citing Pa. Stat. Ann. tit. 72, § 5020-518.1, addressed to the County Board of Assessment Appeals. Evidence checklist and filing instructions included. PDF delivered in 60 seconds.
Free scan → pay only if you want the letter
Frequently Asked Questions
How do I appeal my property tax assessment in Pennsylvania?
In Pennsylvania, you file an appeal with the County Board of Assessment Appeals. The deadline is 30–90 days after assessment notice (varies by county). You can file yourself — no attorney required. File written appeal with the County Board of Assessment Appeals. Deadlines vary significantly by county — Philadelphia County deadline is the first Monday in October.
What is the property tax appeal success rate in Pennsylvania?
Approximately 50% of property tax appeals in Pennsylvania result in a reduced assessment. The average annual tax savings for successful appeals is around $1,100.
What evidence do I need to win a property tax appeal in Pennsylvania?
The strongest evidence is 3–5 recent comparable sales in your neighborhood with sale prices below your assessed value. An independent appraisal is also very effective. You can find comparables on Zillow, Redfin, or your county recorder's public records.
What law governs property tax assessments in Pennsylvania?
Property tax assessments in Pennsylvania are governed by Pa. Stat. Ann. tit. 72, § 5020-518.1. Under this law, property must be assessed at fair market value — defined as what a willing buyer would pay a willing seller in an arm's-length transaction.
Do I need a lawyer to appeal my property taxes in Pennsylvania?
No. The vast majority of successful Pennsylvania property tax appeals are filed by homeowners without attorneys. You simply need to file your appeal before the deadline and present evidence (comparable sales) showing your property's market value is lower than the assessed value.