Pennsylvania Property Tax Calculator (2026)
The Pennsylvania median effective property tax rate is 1.3% for 2026 — median real-estate taxes paid divided by median home value (U.S. Census Bureau ACS 2024). On a $400,000 home that is about $5,200 a year (~$433 a month). Pennsylvania ranks #12 of 51 nationally. Enter your home value below for an instant estimate, then confirm the exact rate with your county.
What is the Pennsylvania property tax rate in 2026?
Pennsylvania's median effective property tax rate is 1.3%. On the state median home value of $254,500, the typical bill is about $3,311 a year.
How much is property tax on a $400,000 home in Pennsylvania?
About $5,200 a year, or roughly $433 a month, at the 1.3% median effective rate.
Where does Pennsylvania rank nationally?
Pennsylvania ranks #12 of 51 by median effective rate (1 = highest), among the highest in the country. That is 0.36% above the 0.94% US average.
Is this my exact property tax bill?
No. Your county sets the millage and assessed value. This uses the state median; homestead, senior, and veteran exemptions can lower your bill.
How does property tax work in Pennsylvania?
Pennsylvania property tax is set locally, not by the state. Your county assessor values your home, then applies a local millage (tax) rate. Cities, school districts, and special districts each add a share.
Because rates vary by county, this page uses the Pennsylvania median effective rate of 1.3%. That is the median tax paid divided by the median home value, from the U.S. Census Bureau (ACS 2024). It is a benchmark, not your exact bill.
How much is property tax on a home in Pennsylvania?
| Home value | Rate (1.3%) | Annual tax | Monthly |
|---|---|---|---|
| $200,000 | 1.3% | $2,600 | $217 |
| $400,000 | 1.3% | $5,200 | $433 |
| $254,500 (state median) | 1.3% | $3,311 | $276 |
| $750,000 | 1.3% | $9,750 | $813 |
How do you calculate Pennsylvania property tax by hand?
- Find your home's assessed value on your county notice.
- Apply your county's assessment ratio if it uses one.
- Multiply the taxable value by the local millage (tax) rate.
- For a quick estimate, multiply your home value by 1.3% (the Pennsylvania median effective rate).
What exemptions can lower your Pennsylvania property tax?
Most counties offer a homestead exemption on your primary home. Many add relief for seniors, veterans, and people with disabilities. These lower your taxable value, so your real rate is often below the median.
Rules and amounts vary by county and change over time. Check your county assessor for the exemptions you qualify for before relying on a figure.
Why is your actual Pennsylvania bill different from this estimate?
Three things move your bill away from the state median. Your county rate may be higher or lower than the median. Your assessed value can lag the market. And exemptions reduce the taxable amount.
Use this page to budget and compare. For the exact number, use your latest assessment notice and your county's current millage rate.
How does property tax vary by county in Pennsylvania?
Property tax in Pennsylvania is set and collected at the county level, so your rate depends on where you live. Across Pennsylvania's 67 counties, the effective rate ranges from 0.79% in Bedford County to 1.62% in Monroe County. The table lists every county's effective rate, median home value, and median tax paid (U.S. Census Bureau ACS 2024).
| County | Effective rate | Median home value | Median tax |
|---|---|---|---|
| Adams County | 1.22% | $268,500 | $3,561 |
| Allegheny County | 1.47% | $227,600 | $3,451 |
| Armstrong County | 1.36% | $157,300 | $2,161 |
| Beaver County | 1.33% | $190,900 | $2,704 |
| Bedford County | 0.79% | $179,000 | $1,444 |
| Berks County | 1.6% | $257,300 | $4,239 |
| Blair County | 1.05% | $161,100 | $1,724 |
| Bradford County | 1.04% | $187,500 | $2,044 |
| Bucks County | 1.2% | $445,700 | $5,826 |
| Butler County | 0.97% | $294,200 | $2,970 |
| Cambria County | 1.19% | $121,000 | $1,492 |
| Cameron County | 1.31% | $88,900 | $1,414 |
| Carbon County | 1.44% | $211,400 | $3,088 |
| Centre County | 1.04% | $323,500 | $3,386 |
| Chester County | 1.22% | $485,600 | $6,308 |
| Clarion County | 0.91% | $155,700 | $1,503 |
| Clearfield County | 1.07% | $137,000 | $1,500 |
| Clinton County | 1.08% | $175,900 | $2,046 |
| Columbia County | 1.06% | $206,200 | $2,286 |
| Crawford County | 1.24% | $153,200 | $2,064 |
| Cumberland County | 1.11% | $277,600 | $3,254 |
| Dauphin County | 1.28% | $236,400 | $3,198 |
| Delaware County | 1.62% | $332,200 | $6,124 |
| Elk County | 1.15% | $133,600 | $1,697 |
| Erie County | 1.52% | $177,000 | $2,830 |
| Fayette County | 1.08% | $143,200 | $1,607 |
| Forest County | 0.83% | $115,300 | $1,145 |
| Franklin County | 1.03% | $249,800 | $2,740 |
| Fulton County | 0.9% | $208,500 | $2,120 |
| Greene County | 1.11% | $153,900 | $1,960 |
| Huntingdon County | 0.8% | $183,200 | $1,718 |
| Indiana County | 1.33% | $152,800 | $2,297 |
| Jefferson County | 0.85% | $139,700 | $1,402 |
| Juniata County | 0.85% | $217,000 | $2,147 |
| Lackawanna County | 1.4% | $201,800 | $3,012 |
| Lancaster County | 1.2% | $301,100 | $3,975 |
| Lawrence County | 1.25% | $147,200 | $1,967 |
| Lebanon County | 1.23% | $242,000 | $3,310 |
| Lehigh County | 1.42% | $300,400 | $4,651 |
| Luzerne County | 1.35% | $174,100 | $2,530 |
| Lycoming County | 1.24% | $202,200 | $2,649 |
| McKean County | 1.13% | $104,500 | $1,660 |
| Mercer County | 1.06% | $164,000 | $1,936 |
| Mifflin County | 1.22% | $156,700 | $2,266 |
| Monroe County | 1.62% | $267,600 | $4,447 |
| Montgomery County | 1.29% | $436,700 | $5,875 |
| Montour County | 0.92% | $248,100 | $2,507 |
| Northampton County | 1.44% | $308,600 | $4,700 |
| Northumberland County | 1.12% | $162,400 | $1,794 |
| Perry County | 1.07% | $236,400 | $2,859 |
| Philadelphia County | 0.85% | $243,100 | $2,003 |
| Pike County | 1.24% | $272,600 | $3,542 |
| Potter County | 0.98% | $153,100 | $1,857 |
| Schuylkill County | 1.29% | $153,000 | $2,140 |
| Snyder County | 1.02% | $215,300 | $2,388 |
| Somerset County | 0.99% | $150,600 | $1,477 |
| Sullivan County | 0.95% | $197,100 | $2,015 |
| Susquehanna County | 0.91% | $216,400 | $2,365 |
| Tioga County | 1.01% | $181,100 | $2,078 |
| Union County | 1.18% | $240,100 | $2,744 |
| Venango County | 1.22% | $119,800 | $1,520 |
| Warren County | 1.12% | $127,500 | $1,687 |
| Washington County | 1.1% | $228,500 | $2,485 |
| Wayne County | 1.1% | $242,100 | $3,039 |
| Westmoreland County | 1.2% | $203,500 | $2,501 |
| Wyoming County | 1.24% | $215,400 | $2,817 |
| York County | 1.54% | $248,600 | $4,006 |