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Updated 2025 Tax Year

Lancaster County
Property Tax Guide

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

How Property Tax Works

Lancaster County's property tax system funds essential local services including public schools, municipal services, county operations, and infrastructure maintenance. Property taxes are collected through a millage system, where one mill equals $1 for every $1,000 of assessed property value. The county conducts regular property assessments to determine fair market values, which serve as the basis for tax calculations.

Property tax rates in Lancaster County vary significantly by location due to overlapping taxing jurisdictions. The county millage rate is 2.911 mills for 2025, but property owners also pay school district taxes and municipal taxes that vary considerably across the county's 60 municipalities and multiple school districts. Total effective tax rates typically range from approximately 1.5% to 2.5% of assessed value, depending on your specific location and the combination of local taxing districts that serve your property.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Lancaster County2.911County operations, services, and infrastructure
School DistrictsVariesRanges from ~15-25 mills depending on district
MunicipalitiesVariesCity, borough, or township taxes (0-15+ mills)
Special DistrictsVariesFire districts, library districts, etc. (0-3 mills)

Rates shown are for Levy Year 2025. School district millage rates vary significantly across Lancaster County's multiple districts including Lancaster School District, Penn Manor, Warwick, and others. Municipal rates differ among the county's 60 municipalities. Contact your local tax collector or the Lancaster County Assessment Office for your specific combined rate based on your property's taxing jurisdictions.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Lancaster 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 are additional property tax bills issued when there are mid-year changes to property ownership, value, or tax-exempt status. Common triggers include new construction completion, property transfers that remove exemptions, subdivision of parcels, or successful assessment appeals that increase property value. The supplemental tax represents the difference between what was already billed and what should have been billed for the current tax year.

For example, if you complete a $100,000 home addition in March and your total tax rate is 20 mills, you would receive a supplemental bill for approximately $2,000 ($100,000 ÷ 1,000 × 20 mills) prorated for the remaining months of the tax year. Supplemental bills are typically due 30 days from the issue date and follow the same payment procedures as regular property tax bills.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Homestead Credit Applied: Caps assessment increases only (requires application)
  • Net Taxable Value: $300,000
  • Tax Rate: 20 mills (example combined rate)
  • Annual Tax: $6,000
  • Monthly Escrow: $500

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Senior Citizen Credit Applied: -$650 (requires application and income qualification)
  • Net Tax After Credits: $11,350
  • Tax Rate: 20 mills (example combined rate)
  • Monthly Escrow: $946

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Available Credits Applied: Varies by qualification (requires application)
  • Net Taxable Value: $1,000,000
  • Tax Rate: 20 mills (example combined rate)
  • Annual Tax: $20,000
  • Monthly Escrow: $1,667

Note: Tax credits require separate applications and are not automatically applied. Actual rates vary by specific taxing jurisdictions.

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Section 5

Escrow & Property Taxes

Most mortgage lenders require property tax escrow accounts for Lancaster County properties. Your lender collects monthly payments equal to 1/12th of your estimated annual property tax bill, holding these funds in escrow until taxes are due. Lenders typically pay your property taxes directly to Lancaster County before the December 31 deadline to protect their mortgage interest.

Annual escrow analysis occurs when lenders review your actual tax bills against collected escrow funds. If taxes increased, you may face higher monthly payments or a shortage that requires additional payment. If taxes decreased, you may receive a refund or reduced monthly payments. Verify that your lender has current assessment and exemption information, as changes in property value or tax credits can significantly impact your escrow requirements. You can request escrow account statements and tax payment confirmations from your lender at any time.

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

When are Lancaster County property taxes due for the current fiscal year? Property taxes for 2025 are due by December 31, 2025. Delinquent taxes are reported in December, and current year taxes remain due until the following December 31st deadline.

What tax credits are available and do they require applications? Tax credits available include Homestead/Farmstead credits, Senior Citizen credits, and Disabled Person credits. All credits require separate applications and are NOT automatically applied. Applications must be submitted to the Assessment Office by the 15th of the month to be considered at the following month's Board of Assessment Appeals meeting.

How does the Homestead credit work? The Homestead credit limits assessment increases rather than reducing your property's market value. It caps how much your assessed value can increase year-over-year, typically providing tax stability. You must file an application - it is not automatic. Applications are available through the Lancaster County Assessment Office.

How often does Lancaster County reassess properties? Lancaster County conducts periodic county-wide reassessments, but the specific schedule varies. Individual properties may be reassessed due to sales, improvements, or appeals. Contact the Assessment Office at 150 N. Queen St. Suite 310 for current assessment schedules.

What are the penalties for late property tax payments? Late payments incur penalties and interest charges that accrue monthly. Contact your local tax collector for specific penalty rates and collection procedures, as these vary by municipality within Lancaster County.

Can I pay property taxes online? Online payment availability varies by municipality and school district within Lancaster County. Contact your specific tax collector to verify accepted payment methods and online portal availability for your property's taxing jurisdictions.

How do special district taxes work? Properties may be subject to additional millage from fire districts, library districts, or other special purpose districts. These appear as separate line items on your tax bill and vary by property location within Lancaster County.

Where do I apply for tax credits or exemptions? Submit applications to: Lancaster County Board of Assessment Appeals, 150 N. Queen St. Suite 310. The Board meets the second Wednesday of each month (except December) to review applications submitted by the 15th of the prior month.

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
County
Lancaster County Property Taxnacdashboard.nara.gov
03
County
Tax Collectors | Lancaster County, PA - Official Websiteco.lancaster.pa.us
04
County
Tax Credits | Lancaster County, PA - Official Websiteco.lancaster.pa.us
05
APPEALS INFORMATION, RULES AND REGULATIONSco.lancaster.pa.us
06
County
Tax Claim | Lancaster County, PA - Official Websiteco.lancaster.pa.us
07
County
Homestead / Farmstead Exclusion | Lancaster County, PAco.lancaster.pa.us
08
County
Property Tax Exemption | Lancaster County, PAco.lancaster.pa.us
09
County
COUNTY APPLICATION FOR HOMESTEAD AND ...co.lancaster.pa.us
10
Register of Wills • Case Searchpaperless.lancastercountypa.gov
All sources verified as of 2025 Tax Year

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