Your 2026 Property Tax Survival Guide: Understanding PA Assessments & Appeals
Property Taxes Are Changing — Here’s What You Need to Know
If you opened your 2026 property tax bill and felt a little heartburn, you’re not alone.
Across Montgomery County and the Philadelphia suburbs, reassessments and rising home values are driving many homeowners to ask:
“Am I paying more than I should?”
This guide breaks down how property taxes work in Pennsylvania, when you can appeal, and how to make sure your assessed value matches reality — not outdated data.
How Property Taxes Work in Pennsylvania
Unlike some states that reassess every year, Pennsylvania counties update assessments infrequently — meaning your “taxable value” might be based on numbers from a decade ago.
Each year, your property tax bill =
(Assessed Value) × (Millage Rate) ÷ 1,000
Assessed Value: What the county thinks your home is worth.
Millage Rate: The tax rate set by your township, county, and school district.
If your assessed value is higher than your true market value, you could be paying hundreds or thousands more each year.
Why 2026 Tax Bills May Look Different
Several factors are driving reassessments and rate adjustments this year:
Post-pandemic value corrections from the rapid growth of 2021–2023.
New municipal budgets adjusting for inflation and school funding.
Increased demand in prime suburbs like Ambler, Lower Gwynedd, and Plymouth Meeting.
Even small changes in your township’s millage rate can significantly impact your annual bill.
Step 1: Find Your Current Assessed Value
You can check your home’s assessment directly on your county’s website:
Montgomery County: propertyrecords.montcopa.org
Philadelphia: opa.phila.gov
Bucks County: buckscounty.gov
Compare that number to your home’s current market value — which you can find instantly using our valuation tool:
Get My 2026 Home Value
If your assessed value is 15% or more above market value, you may have a case for appeal.
Step 2: Understand the Common Level Ratio (CLR)
Pennsylvania uses something called the Common Level Ratio (CLR) to adjust assessments to current market conditions.
For example, if the county’s CLR is 1.45, and your home’s assessed value is $400,000, the county estimates your home’s real market value as:
$400,000 × 1.45 = $580,000
If your home could only sell for $500,000, that’s a sign your assessment is too high.
Step 3: File an Appeal (If Needed)
Appeal deadlines vary by county, but most are in summer 2026 (typically August 1).
To appeal:
Visit your county’s Board of Assessment Appeals website.
Submit your application and pay the small filing fee (~$25–$50).
Provide a Comparative Market Analysis (CMA) from a local Realtor — that’s where we come in.
Attend your hearing (or we can help prepare your packet).
Tip: The Board won’t lower your taxes unless you provide clear proof your property’s market value is lower than assessed.
Step 4: Don’t Assume a Sale Means Automatic Adjustment
If you recently bought your home, your assessed value doesn’t always reset right away.
Counties often delay changes — meaning you might still be overpaying based on the previous owner’s valuation.
That’s why it’s smart to check your assessment every January — especially if your property’s market value has declined or stabilized.
Step 5: Keep Records and Recheck Each Year
Save:
Past tax bills
Your appeal paperwork
Realtor-provided market analyses
Evidence of home condition or neighborhood changes
A small file now can save big money later.
Quick Snapshot: 2026 Millage Rates (Estimates)
Township Total Millage Rate Notes
Ambler Borough 29.23 Small borough + strong schools = moderate rate
Lower Gwynedd 22.86 Stable, modest tax load
Cheltenham 34.12 One of the higher school tax areas
Whitpain 21.95 Consistent low millage
Plymouth 24.47 Moderate with good services
Expert Help for Your Appeal
The Shaina McAndrews Team regularly provides CMAs and documentation for homeowners across Montgomery, Bucks, and Philadelphia Counties during appeal season.
We’ll help you:
Determine if an appeal is worthwhile
Create a clean, data-backed valuation report
Connect you with local attorneys if needed
Ready to Check Your 2026 Home Value?
Get Your Free Home Value Estimate
or
Schedule a Home Value Review with Shaina
