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Updated 2025 Tax Year

Lackawanna County
Property Tax Guide

Everything you need to know about property taxes in Lackawanna 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
54 mills county rate + school district rates + municipal rates (varies by location)
Exemptions
5+ Available
Section 1

How Property Tax Works

Lackawanna County, Pennsylvania operates under a millage-based property tax system that funds essential county services including education, public safety, infrastructure, and local government operations. The county uses a consolidated tax collection system through the Single Tax Office, which handles real estate tax payments for most municipalities within the county. Property taxes are calculated by applying mill rates to assessed property values, with one mill representing $1 of tax for every $1,000 of assessed value.

The effective tax rate in Lackawanna County varies significantly by location due to overlapping taxing jurisdictions including the county, school districts, municipalities, and special taxing districts. For 2025, the county rate is 54 mills, but property owners also pay additional taxes to their local school district and municipality, resulting in combined effective rates that can range from approximately 2% to 4% of assessed value depending on the specific location within the county. Property assessments are based on fair market value as determined by the county assessment office, and various tax credits are available to qualifying property owners, though most require annual applications.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County Tax54.0Base Lackawanna County operations and services
School DistrictVariesLocal school district taxes (varies by district within county)
Municipal TaxVariesCity, township, or borough taxes
Special DistrictsVariesFire districts, library districts, or other special assessments

Rates shown are for Tax Year 2025. Total effective rates typically range from 20-40+ mills depending on location within Lackawanna County. Property owners should verify their specific tax bill for exact rates applicable to their property, as rates vary significantly between different municipalities and school districts within the county.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Lackawanna 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 Lackawanna County are additional property tax assessments that occur when there are changes to a property's ownership, use, or physical characteristics after the initial tax roll is established. Common triggers include new construction, major renovations that increase property value, changes in property use classification, or corrections to previous assessments. When supplemental taxes are levied, they are calculated based on the difference between the old and new assessed values, multiplied by the applicable tax rates, and prorated for the portion of the tax year remaining.

For example, if a property owner completes a $100,000 home addition in July and the county assessor determines this increases the assessed value by $80,000, the supplemental tax would be calculated on that $80,000 increase at the full mill rate (county + school + municipal) for the remaining months of the tax year. Property owners typically receive a separate supplemental tax bill with its own due date, which may differ from the regular April 15 deadline for annual property taxes.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Homestead Credit Applied: Limits assessment increases (requires application)
  • Net Taxable Value: $300,000
  • Combined Tax Rate: 30 mills (example rate including county, school, municipal)
  • Annual Tax: $9,000
  • Monthly Escrow: $750

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Senior Citizen Credit: $500 reduction (if qualified and applied)
  • Net Taxable Value: $600,000
  • Combined Tax Rate: 32 mills
  • Annual Tax Before Credit: $19,200
  • Annual Tax After Credit: $18,700
  • Monthly Escrow: $1,558

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Available Credits: Varies by qualification and application
  • Net Taxable Value: $1,000,000
  • Combined Tax Rate: 35 mills
  • Annual Tax: $35,000
  • Monthly Escrow: $2,917

Note: All tax credits require annual application and qualification. Homestead credits limit assessment increases rather than reducing the base assessed value. Actual rates vary by specific location within Lackawanna County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Lackawanna County require property tax escrow accounts for borrowers with less than 20% down payment or upon borrower request. Lenders collect monthly property tax payments as part of the mortgage payment and hold these funds in an escrow account to pay the annual property tax bill when due on April 15. The lender typically pays taxes directly to the Lackawanna County Single Tax Office on behalf of the property owner.

Property owners with escrow accounts should verify that their lender has current tax information, as assessment changes or tax rate adjustments can affect escrow calculations. Lenders are required to provide annual escrow statements showing payments made and any shortfalls or surpluses. If property taxes increase due to reassessment or rate changes, the lender may require additional monthly escrow contributions or a lump sum payment to cover shortfalls. Property owners remain ultimately responsible for ensuring taxes are paid on time, even when using escrow services.

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 Lackawanna County for the current tax year? A: Property taxes are due by April 15, 2026 for the current tax year. The Single Tax Office handles all real estate tax payments for the county.

Q: What tax credits are available and do they require applications? A: Several tax credits are available including Homestead Credits, Senior Citizen Credits, and disability-related credits. All credits require annual applications filed with the county assessment office, typically with deadlines of March 1 or December 1 depending on the specific credit.

Q: How does the Homestead Credit work? A: The Homestead Credit caps annual assessment increases rather than reducing the property's assessed value. Property owners must apply annually by March 1 to receive this protection against large assessment increases.

Q: How often are properties reassessed in Lackawanna County? A: Properties are reassessed periodically by the county assessment office. Property owners who disagree with assessments can appeal through the Board of Assessment Appeals during designated appeal periods.

Q: What are the penalties for late property tax payments? A: Late payments incur penalties and interest charges. Properties with delinquent taxes may eventually be subject to upset tax sales if taxes remain unpaid.

Q: Can I pay property taxes online? A: Contact the Lackawanna County Single Tax Office for current online payment options and accepted payment methods.

Q: Do I pay different rates if I live in a special district? A: Yes, properties in special taxing districts (fire districts, library districts, etc.) pay additional millage on top of county, school, and municipal taxes.

Q: How do I apply for senior citizen or disability tax credits? A: Applications must be filed with the county assessment office by specified deadlines (typically March 1 or December 1). Contact the assessment office for current income limits and eligibility requirements.

Q: What happens if my mortgage company doesn't pay my taxes on time? A: Property owners remain legally responsible for tax payments even when using escrow services. Contact both your lender and the tax office immediately if payment issues arise.

Q: How can I verify what tax credits I'm currently receiving? A: Review your annual property tax bill or contact the Lackawanna County Assessment Office to verify current credits and ensure applications are up to date for continued eligibility.

Verified Sources

Backed by 10 Official Government Sources

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

01
Dunmore Facebook Reassessment Post 12.12.2025dunmorepa.gov
02
State
2025-26 Real Estate Tax Ratespa.gov
03
Tax Doc
Tax Rates | Department of Revenuepa.gov
04
Tax Doc
Property Tax Relief Through Homestead Exclusion - PA DCEDdced.pa.gov
05
Tax Doc
Apply for Property Tax or Rent Rebatepa.gov
06
0000950115-00-000509.txtsec.gov
07
Homestead Exclusionlgc.state.pa.us
08
Exemptions – City of Lackawannalackawannany.gov
09
Tax Doc
Pennsylvania's Current Real Property Tax Collection Systempalbfc.gov
10
County
v. : No. 1246 C.D. 2015 : Lackawanna County Tax Claim : ...pacourts.us
All sources verified as of 2025 Tax Year

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