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Updated 2025 Tax Year

Somerset County
Property Tax Guide

Everything you need to know about property taxes in Somerset 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
14.5 mills county rate ($14.50/$1,000) plus municipal and school district taxes - varies by location
1st Due
Mar 31
Exemptions
5+ Available
Section 1

How Property Tax Works

Somerset County, Pennsylvania operates on a millage-based property tax system that serves as the primary funding source for county government services, schools, and local municipalities. Property owners pay taxes based on their property's assessed value multiplied by the applicable mill rate. For 2025, the county has set its real estate tax rate at 14.5 mills, meaning property owners pay $14.50 per $1,000 of assessed value.

The effective tax rate varies by location within Somerset County due to additional special taxing districts, municipal taxes, and school district levies that may apply to specific areas. Property taxes fund essential services including public education, county administration, emergency services, road maintenance, and local government operations. The Somerset County Tax Claim Bureau handles collection of delinquent taxes and conducts annual upset tax sales for properties with outstanding tax obligations.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County Base Levy14.5Core county government services and operations
School District LevyVariesLocal school district taxes (rates vary by district)
Municipal TaxesVariesCity, township, or borough taxes where applicable
Special AssessmentsVariesFire districts, library districts, and other special purposes

Rates shown are for Levy Year 2025. Total effective rates typically range from 20-35 mills depending on your specific location and applicable special districts within Somerset County. Contact the Somerset County Assessment Office for your property's complete tax rate breakdown.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Somerset County, property taxes are due in two installments:

First Installment
Mar 31
Delinquent after Dec 10
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 Somerset County are triggered by changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. When these events occur, the county assessor determines the additional taxable value and calculates a prorated supplemental tax bill based on the remaining months in the current tax year.

For example, if you purchase a newly constructed home in Somerset County valued at $400,000 in July, and the previous assessed value of the vacant lot was $50,000, you would owe supplemental taxes on the $350,000 increase in assessed value. The supplemental tax would be calculated as: ($350,000 ÷ $1,000) × 14.5 mills × (6 months remaining ÷ 12 months) = $2,537.50 for the county portion alone, plus any applicable school district and municipal taxes.

Example Calculation

$300,000 Home:

  • Assessed Value: $300,000
  • Less: Homestead Credit (if applied): varies
  • Net Taxable Value: $300,000 (assuming no credits)
  • County Tax: $300,000 ÷ $1,000 × 14.5 mills = $4,350 annually
  • Monthly (with escrow): ~$362.50 (county portion only)

$600,000 Home:

  • Assessed Value: $600,000
  • Less: Senior/Disability Credits (if qualified and applied): varies
  • Net Taxable Value: $600,000 (assuming no credits)
  • County Tax: $600,000 ÷ $1,000 × 14.5 mills = $8,700 annually
  • Monthly (with escrow): ~$725 (county portion only)

$1,000,000 Home:

  • Assessed Value: $1,000,000
  • Credits Applied: varies by qualification and application
  • Net Taxable Value: $1,000,000 (assuming no credits)
  • County Tax: $1,000,000 ÷ $1,000 × 14.5 mills = $14,500 annually
  • Monthly (with escrow): ~$1,208 (county portion only)

Note: These examples show county taxes only. Total tax bills include school district and municipal taxes. All tax credits require separate applications and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Somerset County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender collects monthly property tax payments along with your mortgage payment and holds these funds in an escrow account. The lender pays your annual property tax bill directly to Somerset County when taxes become due each December 31st.

Lenders typically collect slightly more than the estimated annual tax amount to ensure sufficient funds are available, as property taxes can increase year-over-year. You'll receive an annual escrow analysis statement showing the account activity, and your monthly payment may be adjusted if there's a shortage or surplus. If you don't have an escrow account, you're responsible for making direct payments to Somerset County by the December 31st deadline to avoid 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 property taxes due in Somerset County? A: Real estate taxes are due annually by December 31st for the current tax year. Late payments are subject to penalties and interest charges.

Q: What tax credits are available and how do I apply? A: Pennsylvania offers homestead/farmstead credits that cap annual assessment increases (typically at 10% or less) rather than reducing your assessed value. Senior and disability tax credits may also be available. All credits require separate applications filed with the Somerset County Assessment Office - they are not automatic.

Q: How does the homestead credit work? A: The homestead credit limits how much your property's assessed value can increase each year for tax purposes, but it doesn't reduce your current market value. You must file an application with Somerset County to receive this benefit - it's not automatically applied.

Q: When does Somerset County reassess properties? A: Assessment schedules vary. Contact the Somerset County Assessment Office at (814) 445-1516 for current reassessment timelines. Property owners have appeal rights if they disagree with their assessment.

Q: What happens if I pay my taxes late? A: Late payments incur penalties and interest. Properties with delinquent taxes may be included in Somerset County's annual upset tax sale, typically held in December.

Q: Can I pay my property taxes online? A: Check with Somerset County's official website or Tax Claim Bureau for current online payment options and accepted payment methods.

Q: How do special district taxes work? A: Properties located within fire districts, library districts, or other special taxing areas pay additional mills beyond the base county rate. Your tax bill will show all applicable district taxes.

Q: What if I disagree with my property assessment? A: Property owners can appeal their assessment through Somerset County's appeal process. Contact the Assessment Office for appeal deadlines and required forms - appeals must typically be filed within specific timeframes after receiving assessment notices.

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
a resolution of the council of theindianlakepa.gov
03
County
Tax Claim Bureau - Somerset County Governmentco.somerset.pa.us
04
County
Tax Sale Search - Somerset County Governmentco.somerset.pa.us
05
County
Tax Sale Advertisement Speech - Somerset County Governmentco.somerset.pa.us
06
Tax Doc
Property Tax Relief Through Homestead Exclusion - PA DCEDdced.pa.gov
07
General Assembly of the Commonwealth of Pennsylvanialgc.state.pa.us
08
Discover Benefitsdiscover-benefits.phila.gov
09
County
Somerset County Governmentco.somerset.pa.us
10
County
9900.04 - Prelim Draft 12.31.21 Audit (Somerset County ...co.somerset.pa.us
All sources verified as of 2025 Tax Year

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