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Updated 2025 Tax Year

Sullivan County
Property Tax Guide

Everything you need to know about property taxes in Sullivan 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
15.71 mills (1.571%) total rate for 2025-2026, varies by school district and municipality
Exemptions
5+ Available
Section 1

How Property Tax Works

Sullivan County, Pennsylvania operates on a property tax system that serves as the primary funding mechanism for local government services, including public schools, county operations, municipal services, and emergency services. Property taxes in Sullivan County are assessed based on the current market value of real estate and are collected annually to support essential community services and infrastructure maintenance.

The effective property tax rate in Sullivan County varies by location within the county due to different combinations of taxing authorities and special districts. For the 2025-2026 levy year, the total millage rate is approximately 15.71 mills (1.571%), though property owners may pay additional rates depending on their specific school district, municipality, and any special taxing districts that apply to their property location. This means actual tax rates can differ significantly between properties in different areas of the county, making it important for property owners to understand which taxing authorities apply to their specific property.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Sullivan County SD15.71School district operations and debt service for FY 2025-2026
County GeneralVariesCounty government operations and services
MunicipalVariesTownship/borough services (varies by municipality)
Fire/EMS DistrictsVariesEmergency services for specific coverage areas
Library DistrictsVariesPublic library services where applicable

Note: The total tax rate varies significantly by property location within Sullivan County based on which combination of taxing authorities and special districts apply. The 15.71 mill rate shown represents the Sullivan County School District portion for the 2025-2026 levy year. Property owners should contact the Sullivan County Assessment Office to determine their specific total millage rate based on their property's exact location and applicable taxing districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Sullivan 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 Sullivan County are triggered when there are changes to property ownership, new construction, or improvements that increase the assessed value of a property during the tax year. These supplemental assessments ensure that property taxes are properly allocated based on current ownership and property conditions throughout the year, rather than waiting until the next regular assessment cycle.

When a supplemental tax is issued, it is calculated by taking the difference between the new assessed value and the previous assessed value, then applying the current tax rate to that difference. The supplemental tax is prorated based on the number of months remaining in the tax year from the date the change became effective. For example, if a property improvement worth $50,000 is completed in July and the total tax rate is 20 mills, the supplemental tax would be approximately $500 (50,000 × 0.020 × 6/12 months = $500) for the remaining six months of the tax year.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Homestead Tax Credit Applied: -$200 (requires application)
  • Net Taxable Value: $300,000
  • Tax Rate: 20.0 mills (estimated total with all districts)
  • Annual Tax: $6,000
  • Monthly Payment: $500

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Senior Citizen Tax Credit Applied: -$400 (requires application, age 65+)
  • Net Taxable Value: $600,000
  • Tax Rate: 18.5 mills (estimated total)
  • Annual Tax: $11,100
  • Monthly Payment: $925

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • No Credits Applied: $0
  • Net Taxable Value: $1,000,000
  • Tax Rate: 22.0 mills (estimated total with higher district rates)
  • Annual Tax: $22,000
  • Monthly Payment: $1,833

Note: Tax credits shown require annual application and approval. Actual rates vary by specific location within Sullivan County based on applicable taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Sullivan County require property tax escrow accounts for properties with loans exceeding 80% loan-to-value ratio. The lender collects approximately 1/12 of the annual property tax bill with each monthly mortgage payment, depositing these funds into an escrow account. Lenders are required to pay property taxes on behalf of borrowers when they become due, typically in April for Sullivan County.

Property owners with escrow accounts should verify that their lender has received and processed tax bills correctly, as lenders sometimes receive bills late or may have outdated property information. The lender will provide an annual escrow analysis statement showing the account balance, payments made, and any adjustments needed for the upcoming year. If property taxes increase due to reassessment or rate changes, the lender will adjust the monthly escrow collection amount and may require a lump-sum payment to cover any shortage in the account.

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 Sullivan County for the 2025-2026 tax year? A: Property taxes are typically due on April 15, 2026, for the 2025-2026 levy year. Check with your local tax collector for exact dates and any discount periods.

Q: What tax credits are available and how do I apply? A: Sullivan County offers homestead tax credits and senior citizen credits. All credits require annual application and are not automatic. Contact the Sullivan County Assessment Office for application forms and deadlines.

Q: How does the Homestead Tax Credit work? A: The Homestead Tax Credit limits annual assessment increases on your primary residence and provides a modest tax credit. You must apply annually and the property must be your primary residence. This does not reduce market value but caps assessment growth.

Q: How often are properties reassessed in Sullivan County? A: Pennsylvania requires counties to maintain assessments at current market value. Sullivan County conducts periodic countywide reassessments. Contact the Assessment Office for the current assessment schedule.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed within specific timeframes after receiving assessment notices. Contact the Sullivan County Board of Assessment Appeals for forms and deadlines.

Q: What are the penalties for late payment? A: Late payments incur interest and penalties. Severely delinquent taxes may result in tax lien sales. Contact your tax collector for specific penalty rates and payment options.

Q: Can I pay my property taxes online? A: Yes, Sullivan County offers online payment options for both current and delinquent taxes through their official website. Check the county website for the secure payment portal.

Q: Why do property taxes vary within Sullivan County? A: Tax rates vary based on your property's location and which combination of school district, municipality, and special taxing districts (fire, library, etc.) apply to your specific address.

Q: Do I need to file for tax credits every year? A: Yes, most tax credits including homestead and senior exemptions require annual application. They are not automatically renewed and must be filed by the specified deadlines each year.

Q: How do I find out which taxing districts apply to my property? A: Contact the Sullivan County Assessment Office with your property address to determine which school district, municipality, and special districts apply to your specific location.

Verified Sources

Backed by 10 Official Government Sources

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

01
Page 1pa.gov
02
State
2025-26 Real Estate Tax Ratespa.gov
03
County
Assessment & Tax Claim - Sullivan County, Pennsylvaniasullivancountypa.gov
04
Tax Doc
Free PA Property Tax / Rent Rebate Program Filing ...norcopa.gov
05
County
Sullivan County Tax Collection Committee Tax Officer, Berkheimer ...dced.pa.gov
06
assessment officelegis.state.pa.us
07
HOMESTEAD & FARMSTEAD EXCLUSION APPLICATIONsullivancountypa.gov
08
General Assembly of the Commonwealth of Pennsylvanialgc.state.pa.us
09
Tax Doc
Property Tax/Rent Rebate Programpa.gov
10
Tax Doc
pennsylvania tax compendiumpa.gov
All sources verified as of 2025 Tax Year

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