HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Allegheny County
Property Tax Guide

Everything you need to know about property taxes in Allegheny County, PA. Rates, due dates, exemptions, and how it affects your monthly payment.

9 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
6.43 mills for county portion (varies by municipality and school district)
Exemptions
2+ Available
Section 1

How Property Tax Works

Allegheny County, Pennsylvania operates on a millage-based property tax system that funds essential county services including public safety, infrastructure, courts, and administrative operations. Property taxes in Allegheny County are levied based on assessed market value, with properties reassessed periodically to maintain current valuations. The county offers several exemptions and exclusions to help reduce the tax burden for eligible homeowners, including the Homestead Exclusion that removes the first $18,000 of assessed value from taxation.

The effective tax rate in Allegheny County varies depending on your municipality and school district, as you'll pay county, municipal, and school district taxes combined. For the county portion specifically, the 2025 millage rate is 6.43 mills, which equals $0.643 per $100 of assessed value. This rate applies to all real estate within Allegheny County and represents one component of your total property tax bill.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County Real Estate Tax6.43 millsBase county levy for general county services, courts, public safety, and administration
Municipal TaxVaries by municipalityLocal township, borough, or city taxes (varies significantly by location)
School District TaxVaries by districtLocal school district millage (typically the largest portion of total tax bill)
Library TaxVaries by locationSome municipalities levy additional taxes for library services
Fire/EMS TaxVaries by locationSpecial assessments for volunteer fire companies and emergency services

Note: Total effective rate typically ranges from 15-30+ mills when all components are combined

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Allegheny County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Allegheny County are primarily triggered through Tax Increment Financing (TIF) districts and special assessments. TIF utilizes a portion of future real property tax revenues to finance improvements necessary to facilitate new development in designated areas. When property values increase due to new development or improvements within a TIF district, the incremental tax revenue generated from the increased valuation is used to pay for infrastructure and development costs.

For example, if your property is located within a TIF district and undergoes significant improvements that increase its assessed value from $200,000 to $300,000, the supplemental tax would be calculated on the $100,000 increment. This additional revenue helps fund public improvements like roads, utilities, and other infrastructure that support the development. Property owners in TIF districts should expect these supplemental assessments to appear on their tax bills as separate line items.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Less Homestead Exclusion: -$18,000
  • Net Taxable Value: $282,000
  • County Tax (6.43 mills): $282,000 × 0.00643 = $1,813.26
  • Monthly Escrow: $1,813.26 ÷ 12 = $151.11

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Less Homestead Exclusion: -$18,000
  • Net Taxable Value: $582,000
  • County Tax (6.43 mills): $582,000 × 0.00643 = $3,742.26
  • Monthly Escrow: $3,742.26 ÷ 12 = $311.86

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Less Homestead Exclusion: -$18,000
  • Net Taxable Value: $982,000
  • County Tax (6.43 mills): $982,000 × 0.00643 = $6,316.06
  • Monthly Escrow: $6,316.06 ÷ 12 = $526.34

Note: These examples show county taxes only. Total property taxes will be higher when municipal and school district taxes are included.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Allegheny County require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects a monthly amount equal to your estimated annual property tax divided by 12, plus a cushion amount typically equal to 2-3 months of payments. The lender then pays your property taxes directly to the Allegheny County Treasurer when they become due on April 30th each year.

It's important to verify that your lender is paying the correct amount and on time. You can check your tax payment status and history online through the Allegheny County Treasurer's office at https://www.alleghenycounty.us/treasurer/index.aspx. If your property taxes increase due to reassessment or rate changes, your lender will adjust your monthly escrow payment accordingly, typically with 60 days written notice. Property owners should review their annual escrow analysis statement carefully to ensure accuracy.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are Allegheny County property taxes due? A: Property taxes are due annually on April 30th, with a discount available if paid by March 31st. After May 1st, taxes become delinquent with a 5% penalty plus 1% monthly interest.

Q: How do I apply for the Homestead Exclusion? A: Apply through the Allegheny County Assessment Office. The Homestead Exclusion removes the first $18,000 of assessed value from county taxation for primary residences.

Q: How often are properties reassessed in Allegheny County? A: Allegheny County conducts periodic countywide reassessments, though the frequency varies. Individual properties may also be reassessed due to improvements, additions, or appeals.

Q: How do I appeal my property assessment? A: File an appeal with the Allegheny County Board of Property Assessment, Appeals and Review. Information and forms are available at https://www.alleghenycounty.us/real-estate/index.aspx.

Q: Can I pay my property taxes online? A: Yes, online payments are accepted through the Allegheny County Treasurer's website. Credit card, debit card, and electronic check payments are available.

Q: What happens if I pay my taxes late? A: A one-time 5% penalty is assessed on May 1st, plus 1% interest per month on the gross tax amount. Continued delinquency may result in tax sale proceedings.

Q: Are there other exemptions available besides the Homestead Exclusion? A: Yes, including exemptions for seniors, disabled veterans, and certain economic development programs under various state acts. Contact the Assessment Office for eligibility requirements.

Q: What if my escrow payment seems incorrect? A: Contact your mortgage servicer immediately and verify the tax amounts with the County Treasurer's office. You have the right to request an escrow account analysis and corrections if errors are found.

Verified Sources

Backed by 9 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
State
Real Estate Taxalleghenycountytreasurer.us
02
Tax Doc
Property Assessment Tax Calculatoralleghenycounty.us
03
2025 Treasurer's Bulletinalleghenycountytreasurer.us
04
Tax Doc
Tax Information | Pine Township (Allegheny Co), PAtwp.pine.pa.us
05
State
Property Assessments and Real Estatealleghenycounty.us
06
Act 50 Formsmoontaxoffice.us
07
ACT 50 – Application for Homestead & Farmstead Exclusionsalleghenycounty.us
08
County
Allegheny County Tax Increment Financing Program ...alleghenycounty.us
09
APPLICATION INSTRUCTIONSalleghenycounty.us
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate