Lancaster County is undergoing a property reassessment process for the first time since 2017. Here's what homeowners need to know:
- Purpose: Reassessments ensure property taxes are distributed fairly based on current market values. This process doesn’t increase overall tax revenue but may change individual tax bills.
- Key Dates: Exterior inspections start in 2025, and appeals must be filed by August 1.
- Tax Impacts: Your taxes may go up, down, or stay the same, depending on how your property’s new value compares to the county average.
- How to Prepare: Verify your property records, ensure assessors can access the exterior, and file corrections or appeals if needed.
Tip: If you disagree with your assessment, gather evidence like appraisals or comparable sales data to strengthen your appeal.
Stay informed and proactive to ensure your property is assessed accurately.
Tax Changes for Homeowners
Property Tax Calculations
Lancaster County follows a 'revenue neutral' taxation approach, meaning the total amount of tax revenue collected remains the same after a property reassessment. Here's how it works: tax rates are adjusted based on updated property values. What you end up paying depends on how your property’s new valuation compares to the average in your area.
Authorities determine new tax rates by dividing the previous revenue by the total updated property values. While this ensures an equal distribution of the tax burden overall, individual homeowners may see changes depending on how their property's market value aligns with the rest of the county[1].
If your property’s value increased more than the county average, you could face a higher tax bill. On the other hand, if your increase was below the average - or if your property value decreased - you might see your taxes go down[6].
Facts vs. Myths About Reassessments
Understanding the facts is key to navigating property reassessments. Here are some common myths and the realities behind them:
| Myth | Fact |
|---|---|
| Reassessment automatically means higher taxes | Taxes may decrease, increase, or stay the same[6] |
| It's a way for the government to collect more revenue | Pennsylvania law mandates revenue-neutral adjustments[1] |
| All property values will increase | Property values can rise, fall, or remain steady depending on market trends |
| Home improvements always raise taxes | The effect depends on how your property’s value compares to others in your area |
Lancaster County assesses properties at 100% of their market value[7]. If you believe your assessment is inaccurate or doesn’t reflect market value, you have the option to appeal[6].
Looking ahead to the 2027 reassessment (starting in 2025), homeowners should:
- Verify current property records for accuracy.
- Compare their assessments with similar properties in the neighborhood.
- Understand that tax changes will reflect shifts in relative property values.
Are You Ready for the Lancaster County Property Tax Reassessment?
Steps to Prepare for Reassessment
Knowing how reassessments work can help homeowners get ready and avoid surprises. Here's what you need to know:
Property Inspection Guidelines
County assessors will carry out exterior-only property inspections in 2025 and 2026. They’ll document your property’s exterior features and may take photographs to ensure accurate valuations[1][2].
To make the process go smoothly, you should:
- Check credentials: Ensure assessors have proper county identification and are using marked county vehicles[1][2].
- Clear outdoor spaces: Keep outdoor areas accessible and free of obstacles.
- Secure pets: Make sure any outdoor pets are safely secured during the inspection.
- Maintain your property: Keep the exterior in good condition.
Note: Assessors are only allowed to inspect the exterior of your property. They are NOT permitted to request access to your home’s interior[1][2]. If someone claiming to be an assessor asks for interior access, immediately contact the Lancaster County Property Assessment Office.
Checking Your Property Records
You can review your property records online through the Lancaster County Property Assessment Website to make sure everything is accurate[1][2].
Here’s what to double-check:
- Lot size and dimensions
- Building details: Construction type, number of stories, and year built
- Additional features: Central air, pools, or any other unique characteristics
- Land classifications: Especially for agricultural properties
Accurate records ensure your assessment reflects the true market value, which plays a big role in determining your property taxes.
If you find any errors, act quickly by either:
- Submitting a Property Correction Form
- Sending detailed corrections via email to paquestions@lancastercountypa.gov[1][2]
Make sure to include supporting documents like:
- Recent property surveys
- Building permits
- Any other relevant paperwork
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How to Appeal Your Assessment
If you spot errors in your property records, you have the option to file an appeal. In 2022, property owners in Lancaster County who appealed their assessments successfully achieved an average reduction of 12% [4].
Filing an Assessment Appeal
To start the appeal process, you'll need:
- A completed appeal form from the Lancaster County Assessment Office
- Supporting documents
- Evidence showing your property's actual market value
Important Deadlines:
- August 1: Deadline to submit your appeal
- September-November: Board hearings take place
- Within 30 days of the hearing: Board issues its decision
- Within 30 days of the decision: Option to appeal to court
Building a Strong Appeal
Your chances of success depend on the quality of your evidence. In 2022, about 70% of appeals in Lancaster County led to reduced assessments [4].
Key Documents to Include:
- A recent appraisal (dated within the past year)
- Photos showing your property's condition
- Data on comparable property sales
- Estimates for significant repairs
- Your current property record card
"The burden of proof is on the property owner to demonstrate that the assessment is incorrect", states the Lancaster County Assessment Office [8][4].
When to Get Professional Help: For complex cases, consider hiring experts:
- A real estate attorney for legal advice
- A professional appraiser for accurate valuation
- A local real estate agent for market trends
- A tax consultant to help with documentation
Mistakes to Avoid:
- Missing the August 1 deadline
- Submitting weak or insufficient evidence
- Relying on emotional arguments rather than facts
- Comparing your property to homes that aren't similar
- Attending the hearing unprepared
If you're unhappy with the Board's decision, you can appeal to the Court of Common Pleas within 30 days. Before taking this step, weigh the potential tax savings against the costs of legal action [1][4].
Real Estate Market Effects
While individual appeals address specific assessments, broader market trends play a big role in shaping outcomes. The 2027 reassessment in Lancaster County is expected to impact the local real estate market significantly. Between 2017 and 2023, Lancaster County's median home value jumped 48% - from $206,200 to $305,000 - showing notable market growth[5].
Effects on Property Values
The reassessment will affect property values differently depending on property type and location. For example, during the 2017 reassessment, residential property values increased by 30-40%, with the market stabilizing within 12-18 months, despite a 35% countywide assessment increase[1][2][4].
"The total assessed value of properties in the county increased by about 35% during the 2017 reassessment, though this didn't directly translate to equivalent tax increases due to revenue-neutral requirements", according to Lancaster County Assessment Office records[1][4].
Current trends suggest a few things:
- Properties in high-demand areas might see bigger adjustments, while homes needing updates could see smaller changes.
- Agricultural land will continue to be assessed based on its productive use standards[1][5].
Central PA Realty's Services
These market changes bring new challenges for property owners, and local experts can offer valuable help. Central PA Realty provides tailored services to guide homeowners through the reassessment process. Their offerings include:
| Service Type | Description | Benefit During Reassessment |
|---|---|---|
| Market Analysis | Valuation comparisons | Helps verify assessment accuracy |
| Cash Offers | Immediate purchase options | Quick sale solution |
| Expert Consultation | Professional advice | Guidance on assessments |
| Property Marketing | Strategic sales timing | Maximizes timing around changes |
For homeowners worried about potential tax increases, Central PA Realty's cash offer program provides a flexible option. Their market analysis services also help property owners understand how their assessed values stack up against current market trends[3].
Despite the uncertainty reassessment might bring, Lancaster County's real estate market remains competitive, with homes frequently selling above the asking price[5]. Over time, these adjustments aim to align property values with tax fairness goals set by the reassessment.
Summary for Lancaster County Homeowners
The 2027 Lancaster County reassessment will update property values, starting in 2025 [1][4]. Here's what homeowners should prioritize:
- Check property records: Make sure they are accurate.
- Get ready for exterior inspections: Inspectors will review properties during the process.
- Act quickly on corrections or appeals: File any necessary updates or appeals without delay.
These steps can help ensure your property is assessed fairly, reflecting its actual market value and keeping taxes equitable [1][4].
Next Steps for Homeowners
The Property Assessment Office reminds homeowners that taxing authorities are required to adjust rates to stay revenue neutral after the reassessment [1][4]. Focus on verifying your property details, preparing for inspections, and understanding how to appeal if needed.
