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Updated 2025 Tax Year

Beaver County
Property Tax Guide

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

10 Official Sources
8 min read
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Quick Facts
Tax Rate
1.5% to 2.5% of assessed value (varies by municipality and school district)
Exemptions
5+ Available
Section 1

How Property Tax Works

Beaver County, Pennsylvania operates under a property tax system that funds essential local services including schools, municipal operations, emergency services, and county government functions. Property taxes in Beaver County are based on assessed values determined by the county assessor, with tax rates varying significantly by location due to different combinations of taxing districts including school districts, municipalities, and special assessment districts.

The effective property tax rate in Beaver County typically ranges from approximately 1.5% to 2.5% of assessed value, though this varies considerably depending on your specific location within the county. Each property is subject to multiple tax levies including county taxes, municipal taxes, and school district taxes. The 2025 tax rates are currently being finalized by the County Treasurer's Office, with final certification expected before the December 14, 2025 payment deadline. Property owners should verify their specific tax rate with the Beaver County Treasurer's Office, as rates differ substantially between municipalities like Beaver Falls, Aliquippa, Ambridge, and other boroughs within the county.

Section 2

What Makes Up Your Tax Bill

ComponentEstimated RateDescription
County Base Levy~0.3-0.5%Funds county operations, courts, emergency services
Municipal Tax~0.2-0.8%Varies by borough/city (Beaver Falls, Aliquippa, etc.)
School District~1.0-1.5%Varies by school district within county
Special Assessments~0.1-0.3%Fire districts, library districts, other special services
Total Effective Rate~1.6-3.1%Combined rate varies by specific location

Note: These are estimated ranges for Tax Year 2025. Final certified rates vary significantly by municipality and school district. The 2025 real estate tax rates are not yet finalized and will be certified by the County Treasurer's Office. Properties in different areas of Beaver County face different combinations of these levies depending on their specific taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Beaver 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 Beaver County are additional property tax assessments issued when there are changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. These supplemental assessments ensure that property taxes reflect current ownership and property values rather than waiting until the next regular assessment cycle.

Supplemental taxes are calculated by applying the current tax rate to the difference between the new assessed value and the previous assessed value, prorated for the portion of the tax year remaining after the change occurred. For example, if you complete a $50,000 home addition in March and it increases your assessed value by $40,000, you would receive a supplemental tax bill for the additional taxes on that $40,000 increase from March through the end of the tax year. The supplemental tax would be calculated as: $40,000 × (applicable tax rate) × (10 months remaining/12 months) = supplemental tax due.

Example Calculation

Example 1: $300,000 Home in Beaver Borough

  • Assessed Value: $300,000
  • Homestead Tax Credit Applied: -$1,500 (requires application by March 1)
  • Net Taxable Value: $298,500
  • Combined Tax Rate: 1.8%
  • Annual Property Tax: $5,373
  • Monthly Escrow: $448

Example 2: $600,000 Home in Ambridge Borough

  • Assessed Value: $600,000
  • Homestead Tax Credit Applied: -$1,500 (requires application by March 1)
  • Senior Citizen Credit Applied: -$800 (requires application, if eligible)
  • Net Taxable Value: $597,700
  • Combined Tax Rate: 2.1%
  • Annual Property Tax: $12,552
  • Monthly Escrow: $1,046

Example 3: $1,000,000 Home in Sewickley Township

  • Assessed Value: $1,000,000
  • Homestead Tax Credit Applied: -$1,500 (requires application by March 1)
  • Net Taxable Value: $998,500
  • Combined Tax Rate: 2.3%
  • Annual Property Tax: $22,966
  • Monthly Escrow: $1,914

Note: All tax credits require separate applications and are not automatically applied. Rates shown are estimates and vary by specific location within Beaver County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Beaver County require borrowers to establish an escrow account to ensure property taxes are paid on time. Your lender collects 1/12th of your estimated annual property tax bill with each monthly mortgage payment and holds these funds in escrow until tax payments are due. Lenders typically pay property taxes directly to the Beaver County Treasurer's Office on the April 1 and September 1 due dates.

The lender will provide you with an annual escrow analysis statement showing the previous year's tax payments and projecting the coming year's requirements. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment may increase accordingly. Property owners should verify that their lender has the correct tax amount, as supplemental taxes or tax credit approvals may affect the total due. You can confirm your tax obligations by contacting the Beaver County Treasurer's Office directly, especially if you've recently applied for tax credits or received supplemental tax notices.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
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  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Beaver County for 2025? A: Property taxes are typically due April 1 and September 1. The Beaver County Treasurer's Office will accept 2025 payments through December 14, 2025. Unpaid taxes after September 1 are collected by the Tax Claim Bureau.

Q: What is the Homestead Tax Credit and how do I apply? A: The Homestead Tax Credit provides tax relief for primary residences and caps annual assessment increases. You must file a homestead exemption application with Beaver County by March 1. This credit requires application and is not automatic - contact the county assessor's office for applications.

Q: Are there other tax credits available that require applications? A: Yes, Beaver County offers various tax credits including senior citizen credits and disability credits. All credits require separate applications with specific deadlines, typically March 1. Contact the Beaver County Assessment Office for available programs and application requirements.

Q: How often are properties reassessed in Beaver County? A: Pennsylvania law requires periodic reassessments, but the schedule varies by county. Contact the Beaver County Assessment Office for the current reassessment schedule and appeal procedures if you disagree with your assessed value.

Q: What happens if I pay my property taxes late? A: Late payments are subject to penalties and interest. Taxes not paid by December 31 of the levy year may be filed with the Tax Claim Bureau for collection, which can result in additional fees and potential tax sale proceedings.

Q: Can I pay property taxes online in Beaver County? A: Contact the Beaver County Treasurer's Office directly for current online payment options and accepted payment methods, as services may vary.

Q: Why do tax rates vary within Beaver County? A: Properties are subject to different combinations of taxing authorities including various school districts, municipalities (like Beaver Falls vs. Baden Borough), and special districts, resulting in different total tax rates depending on location.

Q: How do I find out my exact tax rate and district? A: Your specific tax rate depends on your municipality and school district within Beaver County. Check your tax bill or contact the Beaver County Treasurer's Office with your property address for your exact rate and applicable taxing districts.

Verified Sources

Backed by 10 Official Government Sources

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

01
2025-Certified-Totals-(AB102PABEA).pdfbeavercountypa.gov
02
Treasurer's Officebeavercountypa.gov
03
State
2025-26 Real Estate Tax Ratespa.gov
04
Tax Doc
Tax Claim Overview & Cost Schedulebeavercountypa.gov
05
Current Feesbeavercountypa.gov
06
Treasurer's Officebeavercountypa.gov
07
Tax Doc
Tax Informationbasd.k12.pa.us
08
2026-Homestead-Application.pdfbeavercountypa.gov
09
Homestead/Farmstead Exclusion (Act 50)alleghenycounty.us
10
Feesbeavercountypa.gov
All sources verified as of 2025 Tax Year

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