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Updated 2025 Tax Year

Wyoming County
Property Tax Guide

Everything you need to know about property taxes in Wyoming 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
25.848 mills county rate (varies by municipality and school district)
Exemptions
5+ Available
Section 1

How Property Tax Works

Wyoming County, Pennsylvania operates under a property tax system that serves as the primary funding mechanism for essential county services, including public safety, infrastructure maintenance, court operations, and administrative functions. The county maintains a current property tax rate of 25.848 mills for the 2025 levy year, representing no increase for the sixth consecutive year. This rate translates to approximately $25.85 per $1,000 of assessed property value.

Property taxes in Wyoming County vary by location due to overlapping taxing jurisdictions, including school districts, municipal governments, and special assessment districts. While the county rate remains uniform across all properties, homeowners may face additional assessments from their local school district and municipality. The county assessment office maintains current market valuations and processes applications for various tax credits and exemptions that can significantly reduce annual tax obligations for qualifying property owners.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General Fund25.848Core county services, administration, public safety
School DistrictVariesLocal school district operations (varies by district)
MunicipalVariesCity/township services (varies by municipality)
Special AssessmentsVariesFire districts, library districts, other special services

Levy Year: 2025 Note: Total effective rates vary significantly by property location within Wyoming County due to different school districts and municipal tax rates. The county portion (25.848 mills) applies uniformly to all properties.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Wyoming 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 Wyoming County are triggered by significant changes to property ownership or improvements that occur after the annual assessment period. Common triggers include new construction, major renovations that increase property value, subdivisions creating new parcels, or changes in property use classification. The supplemental tax is calculated as a prorated amount based on the number of months remaining in the current tax year.

For example, if a homeowner completes a $100,000 addition in July that increases their assessed value by $100,000, they would owe supplemental taxes on this increased value from July through the end of the tax year. At the current 25.848 mill rate, this would result in approximately $1,292 in additional county taxes ($100,000 ÷ 1,000 × 25.848 ÷ 2 for half-year).

Example Calculation

$300,000 Property:

  • Assessed Value: $300,000
  • Homestead Credit Applied: Assessment increase capped at eligible rate
  • Net Taxable Value: $300,000 (assuming no credits)
  • Annual County Tax: $7,754 ($300,000 ÷ 1,000 × 25.848)
  • Monthly Escrow: $646

$600,000 Property:

  • Assessed Value: $600,000
  • Homestead Credit Applied: Assessment increase limitation (requires application)
  • Net Taxable Value: $600,000 (before applicable credits)
  • Annual County Tax: $15,509 ($600,000 ÷ 1,000 × 25.848)
  • Monthly Escrow: $1,292

$1,000,000 Property:

  • Assessed Value: $1,000,000
  • Homestead Credit Applied: Assessment increase cap protection
  • Net Taxable Value: $1,000,000 (before credits)
  • Annual County Tax: $25,848 ($1,000,000 ÷ 1,000 × 25.848)
  • Monthly Escrow: $2,154

Note: Examples show county taxes only. Total property taxes include school district and municipal portions. Credits require separate applications and are not automatic.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Wyoming County require borrowers to maintain an escrow account for property tax payments, collecting monthly installments alongside principal and interest payments. Lenders typically collect 1/12th of the estimated annual tax bill each month, plus a cushion amount to ensure adequate funds are available when taxes become due on April 1st.

The escrow servicer pays property taxes directly to Wyoming County on behalf of the homeowner when taxes are due. Homeowners should verify that their lender has current contact information for the Wyoming County Tax Claim Bureau and confirm that payments are made timely to avoid penalties. Annual escrow analyses may result in payment adjustments if property values or tax rates change significantly from the previous year.

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 Wyoming County for 2025? A: Property taxes are due April 1, 2025. Late payments are subject to penalties and interest charges.

Q: What tax credits are available and do they require applications? A: The primary credit is the Homestead/Farmstead Exclusion, which requires annual application by March 1st. This credit limits assessment increases rather than reducing market value and is NOT automatic.

Q: How does the Homestead credit work? A: The Homestead credit caps annual assessment increases for eligible primary residences. It does not reduce your property's assessed value but limits how much the assessment can grow year-over-year. Applications must be filed by March 1st annually.

Q: How often are properties reassessed in Wyoming County? A: Wyoming County conducts periodic reassessments to maintain current market valuations. Property owners receive notice of assessment changes and have appeal rights through the county assessment office.

Q: What penalties apply to late property tax payments? A: Late payments incur penalties and interest charges. Properties with delinquent taxes may eventually be transferred to the Tax Claim Bureau for collection proceedings.

Q: Can I pay property taxes online? A: Contact Wyoming County Tax Claim Bureau at (570) 996-2226 or visit 1 Courthouse Square, Tunkhannock, PA 18657 for current payment options and online availability.

Q: How do special district taxes work? A: Special districts for fire protection, libraries, or other services may levy additional taxes beyond the base county rate. These appear as separate line items on your tax bill.

Q: What if I disagree with my property assessment? A: Property owners can appeal assessments through the Wyoming County Assessment Office. Contact them for specific procedures and deadlines for assessment appeals.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
News - Wyoming County, PA, USAwyomingcountypa.gov
02
State
2025-26 Real Estate Tax Ratespa.gov
03
County
2026 Final Wyoming County Budgetwyomingcountypa.gov
04
Assessment - Homestead / Farmstead Programwyomingcountypa.gov
05
County
Wyoming County Tax Collection Committee Tax Officer, Berkheimer ...dced.pa.gov
06
County
BASE FEES - Wyoming Countywyomingcountypa.gov
07
County
Assessment: Programs & Services - Wyoming County, PAwyomingcountypa.gov
08
Tax Doc
Property Tax Relief Through Homestead Exclusion - PA DCEDdced.pa.gov
09
County
subdivision and land development ordinance - Wyoming Countywyomingcountypa.gov
10
County
2017 Annual Report Wyoming County Planning Commissionwyomingcountypa.gov
All sources verified as of 2025 Tax Year

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