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Updated 2025 Tax Year

Potter County
Property Tax Guide

Everything you need to know about property taxes in Potter 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
2.0%-2.8% of assessed value (varies by school district and municipality)
Exemptions
4+ Available
Section 1

How Property Tax Works

Potter County, Pennsylvania operates on a property tax system that serves as the primary funding source for essential local services including public schools, county government operations, emergency services, and infrastructure maintenance. Property taxes in Potter County are calculated using a millage rate system, where one mill equals $1 in tax for every $1,000 of assessed property value. The county's effective tax rate typically ranges from 2.0% to 2.8% of assessed value, depending on your specific location within the county.

It's important to note that actual tax rates vary significantly by location within Potter County due to different special taxing districts, school districts, and municipal boundaries. Properties may be subject to additional assessments from school districts, municipalities, fire districts, and other special authorities beyond the base county levy. The total tax bill represents the combined rates from all applicable taxing jurisdictions that serve your specific property location.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County Base Rate24.5Core county services for FY 2025
School DistrictVariesDepends on local school district (typically 15-25 mills)
MunicipalVariesCity/township services where applicable
Special DistrictsVariesFire, library, or other special assessments
Total Estimated Range35-55 millsCombined rate varies by location

Note: The 24.5 mill county rate applies to the 2025 levy year. School district and municipal rates vary significantly across Potter County's different taxing jurisdictions. Contact the Potter County Assessment Office for your specific combined rate, as properties in different areas of the county may have substantially different total tax obligations based on their applicable special taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Potter 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 Potter County are additional tax assessments issued when there are changes to a property's assessed value during the tax year. Common triggers include new construction completion, major renovations, change of ownership that prompts reassessment, or correction of assessment errors. The supplemental tax is calculated on the difference between the old and new assessed values, prorated for the portion of the tax year remaining after the change becomes effective.

For example, if you complete a $100,000 home addition in July and your total mill rate is 45 mills, the supplemental assessment would be calculated as: ($100,000 ÷ 1,000) × 45 mills × 0.5 (half year remaining) = $2,250 in additional taxes for that year. Supplemental tax bills are typically issued within 30-60 days of the assessment change and have separate due dates from your regular property tax installments.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Homestead Credit Applied: -$18,000 (assuming 6% reduction, requires application)
  • Net Taxable Value: $282,000
  • Tax Rate: 45 mills
  • Annual Tax: $12,690
  • Monthly (if escrowed): $1,058

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Senior Citizen Credit Applied: -$30,000 (if qualified, requires application)
  • Net Taxable Value: $570,000
  • Tax Rate: 42 mills
  • Annual Tax: $23,940
  • Monthly (if escrowed): $1,995

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • No Credits Applied: $0
  • Net Taxable Value: $1,000,000
  • Tax Rate: 48 mills
  • Annual Tax: $48,000
  • Monthly (if escrowed): $4,000

Note: All tax credits require separate applications and approval. Rates shown are estimates as actual millage varies by specific location within Potter County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Potter County require property tax escrow accounts for borrowers with less than 20% down payment or high loan-to-value ratios. Your lender collects monthly escrow payments along with your mortgage payment, typically calculating 1/12 of your annual property tax bill plus a cushion amount. The lender pays your property taxes directly to Potter County on the scheduled due dates: April 30th, July 31st, October 31st, and January 31st.

Lenders must provide annual escrow account statements showing deposits, payments made, and any required adjustments to your monthly payment. If your property taxes increase due to reassessment or rate changes, your lender will adjust your monthly escrow payment accordingly. You can request to remove escrow requirements once you reach sufficient equity in your home, but you'll then become responsible for making quarterly tax payments directly to the county. Always verify that your lender has current tax information, especially after receiving supplemental tax bills or assessment changes.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

Q: When are Potter County property taxes due for FY 2025? A: Property taxes are due quarterly on April 30th, July 31st, October 31st, and January 31st. Late payments incur penalties and interest charges.

Q: What tax credits are available and how do I apply? A: Potter County offers homestead credits, senior citizen credits, and veteran disability credits. All credits require separate applications submitted to the Potter County Assessment Office by the specified deadline, typically March 1st annually.

Q: How does the homestead credit work? A: The homestead credit caps annual assessment increases rather than reducing market value. It limits how much your assessed value can increase year-over-year (typically 10% or less). You must file an application - it's not automatic.

Q: How often are properties reassessed in Potter County? A: Potter County conducts countywide reassessments periodically, typically every 5-7 years. Individual properties may be reassessed due to sales, improvements, or appeals.

Q: What are the penalties for late property tax payments? A: Late payments incur penalty fees and interest charges. Extended delinquency can result in tax lien placement and eventual tax sale proceedings.

Q: Can I pay my property taxes online? A: Contact the Potter County Tax Claim Bureau for current online payment options and accepted payment methods.

Q: Why is my tax rate different from my neighbor's? A: Tax rates vary by location due to different school districts, municipalities, and special taxing districts. Properties just streets apart may have different combined millage rates.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Potter County Board of Assessment Appeals within specified timeframes after receiving assessment notices. Contact the Assessment Office for current procedures and deadlines.

Verified Sources

Backed by 10 Official Government Sources

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

01
~Agenda~pottercountypa.gov
02
County
2025 Potter County Millage Ratespottercountypa.gov
03
State
2025-26 Real Estate Tax Ratespa.gov
04
Rules and Regulationspottercountypa.gov
05
Rules and Regulationspottercountypa.gov
06
Tax Doc
Tax Claim and Assessmentpottercountypa.gov
07
application for homestead and farmstead exclusionspottercountypa.gov
08
General Assembly of the Commonwealth of Pennsylvanialgc.state.pa.us
09
commonwealth of pennsylvanialegis.state.pa.us
10
House Bill 287 Related Topics - PA General Assemblylegis.state.pa.us
All sources verified as of 2025 Tax Year

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