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Updated 2025 Tax Year

Washington County
Property Tax Guide

Everything you need to know about property taxes in Washington 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
Base county rate varies by municipality and school district; total effective rates typically range 2-4%
Exemptions
4+ Available
Section 1

How Property Tax Works

Washington County, Pennsylvania operates under a property tax system that funds essential county services including courts, corrections, human services, parks and recreation, and various administrative functions. Property taxes in Washington County are collected centrally by the county, which is one of 11 Pennsylvania counties authorized to centrally collect county property taxes under special legislation. The county's property tax system is based on assessed values and applies various millage rates depending on your location within the county.

The effective tax rates in Washington County vary significantly by location due to special taxing districts, school districts, and municipal boundaries within the county. Property owners pay not only county taxes but also school district taxes and municipal taxes, which are collected separately. The county portion specifically uses a millage rate system where rates are expressed in mills (one mill equals $1 for every $1,000 of assessed value). Understanding your specific tax obligations requires knowing which special districts and municipalities apply to your property location.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Washington County Base Rate2.43 millsCore county services (FY 2025)
Certified Tax Rate12.3706 millsTotal certified rate including additional assessments (FY 2025)
Common Level AssessmentVariableApplied at common ratio level
Special District RatesVariableAdditional rates for special taxing districts within county

Note: The 2025 certified tax rate of 12.3706 mills represents the total county assessment for FY 2025. Individual property tax bills will vary based on your specific location within Washington County due to different school districts, municipalities, and special taxing districts. The budget was finalized in December 2024. School district and municipal taxes are additional and collected separately.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Washington 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 Washington County are additional assessments that occur when there are changes to a property's ownership, value, or use after the regular assessment period. These taxes are triggered by events such as new construction, major improvements, changes in property ownership, or reassessments that increase the property's taxable value. When a supplemental tax is issued, it represents the difference between the taxes already paid and the taxes owed based on the new assessment.

For example, if you complete a home addition worth $50,000 mid-year, the county assessor will evaluate the improvement and issue a supplemental tax bill for the additional assessed value. If your addition increases your assessed value by $50,000 and your total millage rate is 12.3706 mills, your supplemental tax would be approximately $618.53 for the remaining portion of the tax year. This supplemental amount would then be incorporated into your regular tax bill for the following year.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Credits Applied: $0 (assuming no homestead or other credits applied)
  • Net Taxable Value: $300,000
  • Tax Rate: 12.3706 mills (county portion only)
  • Annual County Tax: $3,711.18
  • Monthly Escrow: $309.27

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Credits Applied: $0 (credits require separate application)
  • Net Taxable Value: $600,000
  • Tax Rate: 12.3706 mills (county portion only)
  • Annual County Tax: $7,422.36
  • Monthly Escrow: $618.53

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Credits Applied: $0 (homestead credits require application and primarily limit assessment increases)
  • Net Taxable Value: $1,000,000
  • Tax Rate: 12.3706 mills (county portion only)
  • Annual County Tax: $12,370.60
  • Monthly Escrow: $1,030.88

Note: These examples show county taxes only. School district and municipal taxes are additional. Tax credits such as homestead exclusions require separate application and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Washington County require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects monthly escrow payments along with your mortgage payment, typically calculating 1/12th of your annual property tax bill plus a small cushion for potential increases. Washington County taxes are due in three installments: November 15, February 18, and May 15, with the first payment due November 15, 2024 for the current tax year.

Lenders typically pay your property taxes before the November 15 deadline to avoid penalties. You should receive an annual escrow analysis from your lender showing how your payments are allocated and any adjustments needed for the coming year. If your property taxes increase due to reassessment or rate changes, your lender may require an escrow shortage payment or increase your monthly payment. You can verify that your lender has paid your taxes correctly by checking with the Washington County Tax Revenue office or viewing your account online through the county's website.

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 Washington County property taxes due for FY 2025? A: Property taxes are due in three installments: November 15, 2024; February 18, 2025; and May 15, 2025. Full payments are also accepted. Payments must be postmarked by November 15 to avoid penalties.

Q: What tax credits are available and do they apply automatically? A: Tax credits such as homestead and farmstead exclusions are available but require separate application and are not guaranteed. You must apply for these credits - they are not automatic. Contact the Washington County assessor's office for specific credit applications and eligibility requirements.

Q: How does the homestead credit work? A: The homestead credit primarily limits the annual increase in your property's assessed value rather than reducing the market value itself. This credit requires filing an application and meeting income requirements. It caps assessment growth but does not automatically reduce your property's assessed value.

Q: How often are properties reassessed in Washington County? A: Assessment schedules vary, but property owners can appeal their assessments through the Washington County Court of Common Pleas. Contact the county assessor's office for specific reassessment timelines and appeal procedures.

Q: What are the penalties for late payment? A: Penalties apply for payments not postmarked by the November 15 deadline. Contact the Washington County Tax Revenue office for specific penalty rates and collection procedures.

Q: Can I pay my property taxes online? A: Contact the Washington County Tax Revenue office or visit the county website for current online payment options and accepted payment methods.

Q: Why do tax rates vary within Washington County? A: Tax rates vary because different areas of the county fall under different school districts, municipalities, and special taxing districts. Your total property tax includes county, school district, and municipal portions, each with different rates.

Q: What happens if my property goes to tax sale? A: Washington County conducts upset tax sales through the Tax Claim Bureau for properties with delinquent taxes. The county has specific procedures and timelines for tax sales as authorized under Pennsylvania law.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Washington County Public Access > Property Detailwashcotax.co.washington.or.us
02
County
millage rates - your Strapi app - Washington County PAcms.washingtoncopa.gov
03
State
2025-26 Real Estate Tax Ratespa.gov
04
State
2024-25 Property Tax Statementwashingtoncountyor.gov
05
County
Washington County Public Access > Homewashcotax.co.washington.or.us
06
County
About The Washington County Tax Claim Bureauwashingtoncopa.gov
07
Tax Doc
Property Tax Relief Through Homestead Exclusion - PA DCEDdced.pa.gov
08
County
Washington County PA: Official Websitewashingtoncopa.gov
09
County
Property Tax Burden by Countyifo.state.pa.us
10
County
Washington County Tax Claim : Bureau Upset Sale: : ...pacourts.us
All sources verified as of 2025 Tax Year

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