Rate Breakdown

Property taxes in Lancaster County are calculated by multiplying the assessed value (minus exemptions) by the total local millage rate.

How Property Tax Works in Lancaster County

Property taxes in Lancaster County are determined by two primary factors: the assessed value of your property and the millage rates set by your local taxing authorities. The assessment process is managed by the Lancaster County Assessment Office, which establishes the "base year" value of your property. This value is not necessarily the current market value, but rather a representation of the property's value adjusted to a fixed base year to ensure uniformity across the county.

Your total tax bill is the sum of levies from three distinct entities: the county government, your local municipality (borough, township, or city), and your local school district. The millage rate is the tax rate per $1,000 of assessed value. To estimate your annual tax, multiply your assessed value by the combined millage rates of these three jurisdictions. Because school district taxes often constitute the largest portion of your bill, fluctuations in local educational budgets significantly impact the final amount you owe.

Available Exemptions

Pennsylvania offers several programs designed to provide tax relief to qualifying homeowners. It is important to review your eligibility annually to ensure you are not overpaying.

• Homestead Exclusion: This provides a reduction in the assessed value of your primary residence, specifically for school district property taxes. You must apply through your local taxing authority to receive this benefit.
• Senior Citizens Property Tax Rebate: Administered by the Pennsylvania Department of Revenue, this program provides rebates to eligible seniors (65+), widows/widowers (50+), and individuals with disabilities (18+), based on annual income limits.
• Disabled Veterans Exemption: Honorably discharged veterans who are 100% permanently disabled due to a service-connected injury may be eligible for a full exemption from real estate taxes on their primary residence.

Payment Schedule & Deadlines

Property tax bills are typically issued in the summer. While deadlines vary by municipality, most Lancaster County property owners receive their bills in July. Many districts offer a "discount period" (usually 2% off) if paid within the first two months of issuance. If paid during the "face period," the bill is due at its base amount. Failure to pay by the designated deadline results in the bill moving to the "penalty period," where an additional percentage—commonly 10%—is added to the total. Unpaid taxes eventually become a lien against your property, which can lead to collection actions or tax sales.

Appealing Your Assessment

If you believe your property’s assessed value is inaccurate or higher than the fair market value of similar properties in your area, you have the right to file an appeal. The process begins with the Lancaster County Board of Assessment Appeals. You must file a formal appeal application, typically between the issuance of your notice and the annual deadline (usually in August). You will be required to provide evidence, such as recent appraisals or documentation of comparable property sales, to support your claim. A hearing will be scheduled where you can present your case to the board for a potential adjustment.