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Updated 2025 Tax Year

Erie County
Property Tax Guide

Everything you need to know about property taxes in Erie 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
6.05 mills county base + municipal/school district rates (total typically 25-35 mills)
Exemptions
5+ Available
Section 1

How Property Tax Works

Erie County, Pennsylvania operates under a property tax system that funds essential local services including schools, municipal operations, and county government functions. Property taxes in Erie County are assessed and collected at the county level, with tax bills typically combining county, municipal, and school district levies. The effective tax rate varies significantly across the county depending on your specific location and the combination of taxing districts that serve your property.

Property tax rates in Erie County are expressed in mills, where one mill equals $1 of tax for every $1,000 of assessed value. As of recent data, the county portion has increased from 5.45 to 6.05 mills, though total effective rates including school districts and municipalities typically range much higher. Actual tax bills vary considerably based on the specific school district, municipality, and any special taxing districts that apply to your property location within Erie County.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Erie County Base6.05County government operations and services
School DistrictVariesRates differ by school district (Erie School District due Sept. 30)
MunicipalVariesCity/township rates vary by municipality
Special DistrictsVariesAdditional assessments for fire, library, or other special services

Note: These rates apply to recent levy years but are subject to annual changes. The 2025 Erie County property tax rates are not yet finalized and will depend on budget decisions. Total effective rates vary significantly by location within the county due to different combinations of school districts, municipalities, and special taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Erie 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 Erie County are additional property tax assessments that occur when there are changes to property ownership, new construction, or improvements that increase assessed value during the tax year. These taxes are calculated based on the difference between the old and new assessed values, prorated for the portion of the tax year remaining after the change occurred.

For example, if you complete a $50,000 home addition in July and your assessed value increases accordingly, you would receive a supplemental tax bill for the increased assessment covering July through the end of the tax year. The county bills these supplemental taxes, which are then collected by elected local tax collectors in your area.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Homestead Credit (if applicable): Varies by qualification
  • Net Taxable Value: $300,000 (assuming no credits applied)
  • Annual Tax (at ~15 mills combined rate): $4,500
  • Monthly Escrow: ~$375

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Available tax credits (if applied for): Varies
  • Net Taxable Value: $600,000 (assuming no credits)
  • Annual Tax (at ~15 mills combined rate): $9,000
  • Monthly Escrow: ~$750

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Applicable tax credits (application required): Varies
  • Net Taxable Value: $1,000,000 (assuming no credits)
  • Annual Tax (at ~15 mills combined rate): $15,000
  • Monthly Escrow: ~$1,250

Note: These examples use estimated combined rates. Actual rates vary by specific location within Erie County. Tax credits require separate applications and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Erie County require property tax escrow accounts, where you pay 1/12th of your estimated annual property tax bill with each monthly mortgage payment. Your lender collects these funds and pays your property taxes directly to the appropriate tax collectors when due. Lenders typically conduct annual escrow analyses to ensure adequate funds are collected, adjusting your monthly payment if necessary.

Since Erie County property taxes are due April 30th and Erie School District taxes are due September 30th, your lender will make payments accordingly throughout the year. You should verify that your lender has correct information about all applicable taxing districts for your property, as missing payments to any district can result in penalties and potential tax sale proceedings.

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 Erie County property taxes due? A: Erie County real estate taxes are due April 30th, and become delinquent after June 30th. Erie School District taxes are due September 30th. Check with your local tax collector for specific payment deadlines and early-bird discount periods.

Q: What tax credits are available and how do I apply? A: The Homestead Exemption is available for residents 65+ or permanently disabled. This credit helps limit assessment increases rather than reducing market value. Applications are required and not automatic - contact the county assessor's office for forms and deadlines.

Q: How does the Homestead credit work? A: The Homestead credit doesn't reduce your home's assessed value, but rather caps how much your assessment can increase year-over-year. You must file an application to receive this benefit - it's not automatically applied to eligible properties.

Q: How often are properties reassessed in Erie County? A: Pennsylvania counties conduct reassessments on varying schedules. Contact the Erie County Assessment Office for current reassessment schedules and appeal procedures if you believe your assessment is incorrect.

Q: What are the penalties for late payment? A: Penalties and interest apply to delinquent taxes after the specified due dates. Contact your local tax collector for specific penalty rates and collection procedures, as these can vary by municipality within Erie County.

Q: Can I pay property taxes online? A: Payment options vary by tax collector within Erie County. Contact your specific municipal tax collector to inquire about online payment systems and accepted payment methods.

Q: Why do I receive multiple tax bills? A: Erie County properties may be served by multiple taxing entities (county, school district, municipality, special districts), each with different due dates and collection procedures. This can result in separate bills throughout the year.

Q: How do special taxing districts affect my bill? A: Depending on your location within Erie County, you may pay additional taxes for fire districts, library districts, or other special services. These rates vary significantly by location and are added to your base county and school taxes.

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
pennsylvaniaeriecountypa.gov
03
County
county of - erieeriecountypa.gov
04
THE CITY OF ERIEerie.pa.us
05
City Treasurererie.pa.us
06
County
Paying Delinquent Property Taxes - Erie County Pennsylvaniapublic.eriecountypa.gov
07
County
Homestead Exemption - The Erie County Auditorauditor.eriecounty.oh.gov
08
County
ERIE COUNTY COMMISSIONERS REGULAR SESSION ...eriecounty.oh.gov
09
County
Erie County Application for Homestead and Farmstead ...eriecountypa.gov
10
---c- ----www3.erie.gov
All sources verified as of 2025 Tax Year

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