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Updated 2025 Tax Year

Elk County
Property Tax Guide

Everything you need to know about property taxes in Elk 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
22.5 mills (2.25%) county-wide, total effective rates 2.0%-3.5% varying by district
Exemptions
5+ Available
Section 1

How Property Tax Works

Elk County, Pennsylvania operates under a property tax system that serves as the primary funding mechanism for essential local services including public education, municipal operations, emergency services, and county government functions. Property owners in Elk County pay taxes based on their property's assessed value multiplied by the applicable millage rate, which varies depending on the specific location and taxing districts within the county.

For the 2025 tax year, the county-wide real estate tax rate is 22.5 mills (2.25%), though actual effective rates vary significantly based on your property's location within specific school districts, municipalities, and special taxing districts. Property owners should expect their total effective tax rate to range from approximately 2.0% to 3.5% of assessed value when combining county, municipal, and school district taxes. The assessment system in Pennsylvania uses market value as the basis for taxation, with periodic county-wide reassessments to maintain current valuations.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County TaxVariableElk County general operations and services
School DistrictVariableLocal school district funding (largest component)
MunicipalVariableCity, borough, or township services
Special DistrictsVariableFire districts, library districts, other special assessments
Total Base Rate22.5Combined rate for FY 2025

Note: The 22.5 mill rate represents the county-wide average for levy year 2025. Actual rates vary significantly by location within Elk County due to different school districts (such as Ridgway Area School District, Johnsonburg Area School District, and St. Marys Area School District) and municipal boundaries. Some properties may also be subject to additional special district assessments for services like fire protection or libraries. Contact the Elk County Assessment Office for your specific tax rate breakdown.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Elk 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 property taxes in Elk County are additional tax bills issued when there are mid-year changes to a property's assessed value or ownership status. The most common triggers include new construction completion, major renovations that increase property value, subdivision of land, or corrections to previous assessments discovered during the tax year.

When a supplemental tax is issued, it covers the difference between the original tax liability and the new liability, prorated for the portion of the tax year remaining after the change occurred. For example, if a $200,000 home addition is completed on July 1st, and this increases the assessed value by $200,000, the supplemental tax would be calculated on that additional assessed value for the remaining 6 months of the tax year (50% of the annual increase). Property owners typically receive supplemental tax bills 30-90 days after the triggering event, with payment due within 30 days of the bill date.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Homestead Credit Applied: Caps future assessment increases at 5% annually
  • Net Taxable Value: $300,000
  • Tax Rate: 22.5 mills (2.25%)
  • Annual Tax: $6,750
  • Monthly Escrow: $563

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Homestead Credit Applied: Assessment increase protection (requires application)
  • Net Taxable Value: $600,000
  • Tax Rate: 22.5 mills (2.25%)
  • Annual Tax: $13,500
  • Monthly Escrow: $1,125

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Homestead Credit Applied: Limited assessment growth protection
  • Net Taxable Value: $1,000,000
  • Tax Rate: 22.5 mills (2.25%)
  • Annual Tax: $22,500
  • Monthly Escrow: $1,875

Note: These examples use the county average rate. Actual rates vary by specific location within Elk County. All tax credits require separate applications and are not automatically applied. Contact the Elk County Assessment Office for current application forms and deadlines.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Elk County require property tax escrow accounts for loans with less than 20% down payment, though borrowers may request escrow even with higher down payments. Your lender collects 1/12th of your estimated annual property tax bill with each monthly mortgage payment, depositing these funds into a dedicated escrow account. The lender then pays your property taxes directly to Elk County when they become due on December 31st each year.

Lenders are required to conduct annual escrow analyses to ensure adequate funds are collected. If property taxes increase due to rate changes or reassessment, your monthly escrow payment will be adjusted accordingly, typically with 60 days advance notice. Property owners should review their annual escrow statements carefully and can request documentation showing how their property tax payments were calculated. If you pay taxes directly (without escrow), you're responsible for ensuring payment reaches the Elk County Tax Collector by the December 31st deadline to avoid penalties and potential tax claim bureau action.

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 property taxes due in Elk County? A: Property taxes for FY 2025 are due by December 31, 2025. This deadline applies to all properties in Elk County regardless of municipality or school district.

Q: What tax credits are available and how do I apply? A: The primary tax credit is the Homestead/Farmstead Exclusion, which caps annual assessment increases. This credit requires a separate application to be filed with the Elk County Assessment Office. Applications are typically due by March 1st of each year and are NOT automatically applied.

Q: How does the Homestead credit work? A: The Homestead exclusion doesn't reduce your property's market value, but rather limits how much your assessed value can increase each year due to county-wide reassessments. You must apply annually, and the property must be your primary residence.

Q: How often are properties reassessed in Elk County? A: Pennsylvania law requires periodic reassessments, but the schedule varies by county. Contact the Elk County Assessment Office at (814) 776-5337 for the current reassessment schedule and appeal procedures.

Q: What happens if I pay my taxes late? A: Taxes paid after December 31st are subject to penalties and interest. Unpaid taxes may result in your property being turned over to the Tax Claim Bureau for collection action, potentially leading to tax sale proceedings.

Q: Can I pay my property taxes online? A: Contact the Elk County Tax Collector's office to inquire about online payment options and accepted payment methods for your specific municipality.

Q: Why do tax rates vary within Elk County? A: Different combinations of school districts, municipalities, and special taxing districts create varying total tax rates. Properties in different school districts or municipalities will have different effective rates even within the same county.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Elk County Board of Assessment Appeals within specific deadlines following reassessment notices. Contact the Assessment Office for current appeal forms and procedures.

Verified Sources

Backed by 10 Official Government Sources

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

01
State
2025-26 Real Estate Tax Ratespa.gov
02
2025 Millage Ratesco.clarion.pa.us
03
County
Ratio Change - Elk Countycountyofelkpa.gov
04
County
Tax Claim Bureau - Elk Countycountyofelkpa.gov
05
State
PRO SE ESTATE CHECKLISTcountyofelkpa.gov
06
Assessmentcountyofelkpa.gov
07
County
County Application for Homestead Exemptionpacodeandbulletin.gov
08
Tax Doc
Tax Office – City of St Marysstmaryspa.gov
09
General Assembly of the Commonwealth of Pennsylvanialgc.state.pa.us
10
December 31, 2021countyofelkpa.gov
All sources verified as of 2025 Tax Year

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