Rate Breakdown

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

How Property Tax Works in Union County

Property taxes in Union County are determined by two primary factors: the assessed value of your property and the combined millage rate set by local taxing authorities. The assessment process is based on the property's "base year" value, which is intended to reflect the fair market value at the time of the last county-wide reassessment. The Union County Assessment Office maintains these records to ensure equitable taxation across all municipalities.

To calculate your annual tax liability, your assessed value is multiplied by the millage rate. A "mill" represents one dollar of tax for every $1,000 of assessed property value. Your total tax bill is the sum of levies from three distinct entities:

• County Tax: Set by the Union County Commissioners.
• Municipal Tax: Set by your specific borough or township.
• School District Tax: Set by the local school board, which typically constitutes the largest portion of your bill.

Available Exemptions

Pennsylvania offers several programs to provide tax relief to eligible homeowners. While some are statewide, implementation and application processes are managed at the county or local level:

• Homestead/Farmstead Exclusion: This program reduces the assessed value of your primary residence, thereby lowering the school district tax portion of your bill. You must own and occupy the property as your primary residence to qualify.
• Senior Citizen Tax Relief: The PA Property Tax/Rent Rebate Program provides rebates to eligible seniors (65+), widows/widowers (50+), and those with permanent disabilities (18+). Eligibility is based on annual household income.
• 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.

Payment Schedule & Deadlines

Property tax bills in Union County are generally mailed in the summer. Understanding the payment structure is critical to avoiding unnecessary penalties:

• Discount Period: Most jurisdictions offer a 2% discount if taxes are paid within the first two months of the bill's issuance.
• Face Period: Payments made after the discount period but before the deadline are due at "face value."
• Penalty Period: Payments made after the deadline are subject to a penalty, typically 10%. Continued delinquency may lead to a tax lien being placed on the property, which can result in legal action or eventual tax sale.

Check your specific bill for exact dates, as deadlines can vary slightly between school districts and municipalities. Installment plans are not standard but may be available in specific districts; contact your local tax collector for details.

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 a formal appeal. The process begins with the Union County Board of Assessment Appeals. You must provide evidence, such as recent appraisals or documentation of comparable property sales, to support your claim. Appeals must be filed by the annual deadline, typically in the late summer or early fall. It is recommended to consult with a professional appraiser or legal advisor before proceeding.