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Updated 2025 Tax Year

Mercer County
Property Tax Guide

Everything you need to know about property taxes in Mercer 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
3.60 mills county rate + varies by school district and municipality
Exemptions
4+ Available
Section 1

How Property Tax Works

Mercer County, Pennsylvania operates under a property tax system that serves as the primary funding mechanism for county government services, local school districts, and municipal operations. The county's property tax is based on assessed values determined by the county assessor, with the current tax rate set at 3.60 mills for county operations in 2025. Property owners should note that their total tax bill will include additional millage from their local school district and municipality, making the effective tax rate vary significantly by location within the county.

The property tax system in Mercer County funds essential services including public safety, infrastructure maintenance, court operations, and educational programs. Unlike some Pennsylvania counties, Mercer County does not have an assessment cap, meaning property values can increase without limitation during reassessment periods. Property owners may be eligible for various tax credits that require application and can provide significant savings, but these benefits are not automatically applied and must be actively pursued through the appropriate county offices.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General3.60Funds county operations, courts, public safety
School DistrictVariesRange typically 15-25 mills depending on district
MunicipalVariesCity/township operations, local services
Special DistrictsVariesFire districts, library districts where applicable

Rates shown are for levy year 2025. The county rate of 3.60 mills represents only the county portion of your total property tax bill. School district millage rates vary significantly across the county's multiple districts, and municipal rates depend on your specific city or township. Special taxing districts may add additional millage in certain areas of the county. Contact your local tax collector for the complete millage rate applicable to your specific property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Mercer 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 Mercer County are triggered when there is a change in property ownership, completion of new construction, or significant improvements that increase the assessed value of a property. 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 purchase a home in September that was previously assessed at $200,000 but now has a market value assessment of $250,000, you would owe supplemental taxes on the $50,000 difference for the remaining months of the tax year (October through June of the following year). The supplemental tax would be calculated as: $50,000 × (total millage rate ÷ 1000) × (9 months ÷ 12 months). Property owners typically receive supplemental tax bills 30-60 days after the triggering event is recorded.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Homestead Credit Applied: -$5,000 (requires application)
  • Net Taxable Value: $295,000
  • Combined Tax Rate: 28 mills (estimated)
  • Annual Tax: $8,260
  • Monthly Escrow: $688

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Homestead Credit Applied: -$5,000 (requires application)
  • Net Taxable Value: $595,000
  • Combined Tax Rate: 26 mills (estimated)
  • Annual Tax: $15,470
  • Monthly Escrow: $1,289

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Homestead Credit Applied: -$5,000 (requires application)
  • Net Taxable Value: $995,000
  • Combined Tax Rate: 25 mills (estimated)
  • Annual Tax: $24,875
  • Monthly Escrow: $2,073

Tax rates shown are estimates combining county, school, and municipal millage. Actual rates vary by location within Mercer County. All tax credits require separate applications and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Mercer County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects monthly escrow payments equal to 1/12 of your estimated annual property tax bill, plus a cushion amount typically equal to 2-3 months of payments. Lenders pay your property taxes directly to the county tax collector when bills become due.

Property tax payments in Mercer County are due in two installments: the first by March 15th and the second by July 15th. Your lender will typically pay each installment on time to avoid penalties. You should receive an annual escrow analysis statement showing how your payments were used and any adjustments needed for the following year. If your property taxes increase due to reassessment or millage rate changes, your monthly escrow payment will be adjusted accordingly. Property owners can verify tax payments and balances through the county's online tax portal system.

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 Mercer County for fiscal year 2025? A: Property taxes are due in two installments - first installment by March 15th and second installment by July 15th. Any unpaid taxes after January 15th of the following year incur a $15 filing fee.

Q: What tax credits are available and do I need to apply? A: Homestead and Farmstead credits are available but require application. These credits limit annual assessment increases rather than reducing your property's assessed value. Senior citizen and disability credits may also be available through separate application processes.

Q: How does the Homestead credit work? A: The Homestead credit caps annual assessment increases and requires filing an application with the county assessor's office. It does not automatically reduce your home's market value assessment but limits how much your assessed value can increase each year.

Q: How often does Mercer County reassess properties? A: Mercer County conducts county-wide reassessments periodically. Property owners can appeal their assessments through the county Board of Assessment Appeals if they believe their assessment is inaccurate.

Q: What are the penalties for late payment? A: Late payments incur interest and penalties. Properties with unpaid taxes after January 15th are subject to a $15 filing fee, and continued non-payment can result in tax lien sales.

Q: Can I pay my property taxes online? A: Contact your local tax collector to inquire about online payment options, as availability varies by municipality within Mercer County.

Q: Do special districts affect my tax bill? A: Yes, some areas of Mercer County have additional millage for fire districts, library districts, or other special taxing authorities that will increase your total property tax bill beyond the basic county, school, and municipal taxes.

Q: Who do I contact about exemptions for seniors or veterans? A: Contact the Mercer County Assessment Office for information about available tax credits (not exemptions) for seniors, veterans, or disabled property owners. All credits require separate applications and income verification.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Mercer County Recorders Officemercercountypa.gov
02
State
2025-26 Real Estate Tax Ratespa.gov
03
2025 Budget Narrativemercercountypa.gov
04
County
County of Mercermercercountypa.gov
05
Tax Doc
Tax Lawmercercountypa.gov
06
Tax Doc
Tax Claim Bureau : General Informationmercercountypa.gov
07
Tax Doc
Property Tax Relief Through Homestead Exclusion - PA DCEDdced.pa.gov
08
UNDERSTANDING THEmercercountypa.gov
09
County
Property Tax Burden by Countyifo.state.pa.us
10
Tax Doc
PA Tax Update (No. 135, April/May 2008)pa.gov
All sources verified as of 2025 Tax Year

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