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Updated 2025 Tax Year

Tioga County
Property Tax Guide

Everything you need to know about property taxes in Tioga 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
25 mills county-wide, varies by municipality (townships max 14 mills, boroughs max 30 mills) plus school district rates
Exemptions
5+ Available
Section 1

How Property Tax Works

Tioga County, Pennsylvania operates on a millage-based property tax system that funds essential county services including public safety, infrastructure, courts, and administration. Property taxes are calculated by multiplying your property's assessed value by the applicable tax rate, expressed in mills (one mill equals $1 per $1,000 of assessed value). For the 2025 tax year, the county millage rate is 25 mills, representing a 0.75 mill increase from the previous year.

Property tax rates in Tioga County vary significantly by location within the county due to overlapping taxing jurisdictions including townships, boroughs, and school districts. While the county rate is uniform at 25 mills, townships are limited to 14 mills and boroughs to 30 mills under statutory rate limits that take effect in 2025 as the previous 10% assessment cap expires. Your total effective tax rate depends on which municipality and school district your property is located in, typically resulting in combined rates that make property taxes a significant component of homeownership costs in the county.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Tioga County25.0County government services, courts, public safety
Municipal (Township)Up to 14.0Local township services (varies by township)
Municipal (Borough)Up to 30.0Borough services where applicable
School DistrictVariesLocal school district operations (varies significantly by district)
Special DistrictsVariesFire districts, library districts, other special assessments

Levy Year: 2025 Tax Year

Note: Actual tax rates vary considerably by specific location within Tioga County. The statutory rate limits shown above took effect in 2025 when the previous 10% real estate tax cap expired. Your total millage rate is the sum of all applicable jurisdictions for your property's location. Contact the Tioga County Assessment Office at 570-724-9117 for your specific district rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Tioga 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 Tioga County are additional property tax assessments that occur when there are changes to property ownership, value, or use during the tax year. The most common triggers include new construction or improvements that increase a property's assessed value, changes in property use (such as converting from residential to commercial), or correction of assessment errors discovered mid-year.

Supplemental taxes are calculated by applying the current tax rate to the difference between the new assessed value and the previous assessed value, prorated for the portion of the tax year remaining after the change occurs. For example, if you complete a $100,000 home addition in July that increases your assessed value, you would owe supplemental taxes on that additional $100,000 of assessed value for the remaining months of the tax year. These supplemental bills are issued separately from your regular annual property tax bill and have their own due dates, typically within 30 days of issuance.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Less: Homestead Credit (if applicable): Caps assessment increases only
  • Net Taxable Value: $300,000
  • Tax Rate: 45 mills (estimated combined rate)
  • Annual Tax: $13,500
  • Monthly Escrow: $1,125

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Less: Homestead Credit (if applicable): Caps assessment increases only
  • Net Taxable Value: $600,000
  • Tax Rate: 45 mills (estimated combined rate)
  • Annual Tax: $27,000
  • Monthly Escrow: $2,250

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Less: Homestead Credit (if applicable): Caps assessment increases only
  • Net Taxable Value: $1,000,000
  • Tax Rate: 45 mills (estimated combined rate)
  • Annual Tax: $45,000
  • Monthly Escrow: $3,750

Note: These examples use an estimated combined tax rate of 45 mills. Actual rates vary by specific location within the county. All tax credits require separate application and are not automatically applied. Contact the Assessment Office for your specific tax rate and available credits.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Tioga County require borrowers to maintain an escrow account for property tax payments, particularly for loans with less than 20% down payment. Your lender collects monthly escrow payments along with your mortgage payment, typically calculated as your annual property tax bill divided by 12 months, plus a cushion amount allowed by federal regulations.

Lenders typically pay your property taxes directly to Tioga County before the April 15th due date to avoid late penalties. Your lender will provide an annual escrow analysis statement showing the previous year's tax payments and any adjustments needed for the coming year. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly. Property owners should verify that their lender has made timely tax payments and contact the Assessment Office at 570-724-9117 if there are any discrepancies or questions about payment status.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Tioga County for 2025? A: Property taxes are typically due April 15th for the 2025 tax year. The final day to record deeds for county and municipal tax bills is December 31st.

Q: What tax credits are available and do they require application? A: The primary credit available is the Homestead Credit for owner-occupied primary residences, which requires a separate application and is not automatically applied. This credit limits assessment increases rather than reducing your property's market value. Contact the Assessment Office at 570-724-9117 for application requirements and deadlines.

Q: How does the Homestead Credit work? A: The Homestead Credit caps the amount your property assessment can increase from year to year (historically 10%, though this cap expired in 2025). It does not reduce your property's assessed value but limits assessment growth. You must file an application to receive this benefit - it is not automatic.

Q: How often are properties reassessed in Tioga County? A: Pennsylvania law requires counties to conduct periodic reassessments to maintain current market values. Contact the Assessment Office for the current reassessment schedule and appeal procedures if you disagree with your assessment.

Q: What are the penalties for late property tax payments? A: Late payments typically incur penalties and interest charges. Properties with delinquent taxes may be subject to tax sales, with bidder registration deadlines (such as September 16, 2025, for upcoming sales).

Q: Can I pay my property taxes online? A: Yes, Tioga County offers online payment options for current tax payments. Contact the Assessment Office or visit the county website for online payment portals and accepted payment methods.

Q: How do special district taxes affect my bill? A: Properties may be subject to additional taxes from fire districts, library districts, or other special taxing authorities depending on location. These appear as separate line items on your tax bill with their own millage rates.

Q: Who should I contact with questions about my property tax bill? A: Contact the Tioga County Assessment Office at 570-724-9117, located at Courthouse Annex, 118 Main Street, Wellsboro, PA 16901. Chief Assessor Deborah Crawford, CPE, and her staff can assist with assessment questions, exemption applications, and payment inquiries.

Verified Sources

Backed by 10 Official Government Sources

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

01
Millage Increasetiogacountypa.us
02
County
2025 Tioga County Budget (opens in a new window)tiogacountypa.us
03
2025 Tentative Budgettiogacountyny.gov
04
Important Dates & Deadlinestiogacountypa.us
05
County
Tioga County - Tax Claimtiogacountypa.us
06
County
Tioga County - Assessmenttiogacountypa.us
07
County
Tioga County Pa Tax Assessmentjxnmsapps.jacksonms.gov
08
County
Tioga County Pa Tax Assessmentww2.jacksonms.gov
09
HOMESTEAD & FARMSTEAD EXCLUSION APPLICATIONtiogacountypa.us
10
County
COUNTY OF TIOGAtiogacountypa.us
All sources verified as of 2025 Tax Year

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