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How to appeal your property assessment

You can challenge your assessment once a year, and filing is free. The deadline is the part people miss. It moved from spring to September 1 of the year before the tax year.

Checked against county sources on November 10, 2026. General information, not legal or tax advice.

Where things stand. The window to appeal for tax year 2027 ran from July 1 through September 1, 2026, and is closed. The county has not yet announced the window for tax year 2028. Under the county's ordinance it should end September 1, 2027.

Who can appeal

The county says a property's assessed value "may be appealed annually, by the owner, school district or municipality." That last part surprises people. School districts and municipalities file appeals too, usually to raise the assessment on a property that just sold for much more than its assessed value.

When to file

Appeals are filed in the year before the tax year they apply to. For tax year 2027, the county accepted them from July 1, 2026 through September 1, 2026. A county ordinance sets September 1 of the prior year as the deadline going forward.

This is a change. For years the deadline was March 31, and some older forms and articles still say so.

If you miss the window, the county has a Late-Filed Appeal Form, but it is only granted in limited circumstances.

How to file

There is no filing fee. You can file online, by email, by mail or in person. The county does not accept faxes.

To file online, open your property on the county's Real Estate Portal and go to the Appeal Status tab. The appeal option appears there while the window is open.

What to bring as evidence

The question at an appeal is what the property is worth, so bring things that show its value. The board's tip sheet lists appraisals, recent comparable sales, photographs and repair estimates.

One thing does not count. The tip sheet says "assessments of comparable properties are not relevant as evidence of value." Pointing out that your neighbor's assessment is lower won't help. Showing that houses like yours sold for less will.

The board then applies the common level ratio, 49.3% for tax year 2027, to the value it settles on. That means you can estimate the result before you file. Multiply a realistic price for your home by the ratio and compare it with your current assessment.

The tip sheet asks for evidence at least two business days before the hearing. Go by the instructions that come with your hearing notice.

The hearing

Appeals are heard by the Board of Property Assessment Appeals and Review, known as BPAAR. Hearings are held by telephone. The county sends a hearing notice at least 14 days ahead for a residential property and 21 days for a commercial one.

You won't get a decision on the call. The board mails it afterward.

If you disagree with the decision

The next level is the Board of Viewers at the Court of Common Pleas. You have 30 days from the mailing date of the board's decision letter, and the county lists a non-refundable filing fee of $135.25.

Special appeals

If the Office of Property Assessments sends you a written notice changing your assessment, for instance after a renovation, you can file a special appeal of that change at any time of year. The clock is short, so read the notice for its deadline.

Before you file

Look up your property and check three things: the assessed value, the sales the county used as comparables, and what similar houses nearby actually sold for. Parcel Finder shows all three on one page.

Sources

Look up a property

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