Lancaster Property Tax: Rates, Exemptions & Appeals (2026)

Direct answer: Lancaster County’s 2027 reassessment appeal deadline for 2026 notices was Monday, August 3, 2026, by 5:00 p.m.—40 days from the June 15 mailing, extended to the first business day after August 1. As of August 13, 2026, that countywide deadline has passed; the next predictable countywide filing deadline is the annual appeal for 2028 taxes, expected Monday, August 2, 2027, unless you receive a separate change-of-assessment notice, which gives you 40 days.

File with the Lancaster County Board of Assessment Appeals through the Property Assessment Office, 150 N. Queen St., Suite 310, Lancaster, PA 17603. Lancaster’s official rules allow filing by mail or in person; the county’s reassessment guide describes the form as fillable online, then printed, signed, and mailed or hand delivered. I did not find an official appeal e-filing portal or email filing method for assessment appeals.

How assessments work in Lancaster County

Lancaster County is in a major transition year. The county’s last countywide reassessment became effective January 1, 2018, with a 100% predetermined ratio, meaning the assessed value was intended to equal fair market value as of that base year. The new reassessment takes effect for the 2027 tax year; the county mailed reassessment value notices on June 15, 2026.

For 2027, the county says the purpose is to equalize assessments to 100% of current fair market value, not to raise revenue. That matters because the 2026 tax rates cannot simply be multiplied by the new 2027 values. County, municipal, and school taxing bodies must reset millage rates after reassessment; the county expects 2027 county/municipal rates near the end of December 2026 and 2027–28 school rates in June 2027.

For residential property, Lancaster says it used valid arm’s-length sales from 2022–2024 by neighborhood or rural area, plus property data such as acreage, square footage, garages, porches, bathrooms, and amenities. Land values may be based on vacant-lot sales where available; in established areas without vacant-lot sales, the county uses an industry-standard land percentage, often 25% to 45%, adjusted by neighborhood.

The 2026 rate table lists a county millage of 3.201 mills across Lancaster County. Your full property-tax rate depends on municipality and school district. For example, Lancaster City district 331–339 shows 3.201 county + 12.640 city + 25.4776 school = 41.3186 total mills for 2026.

Whether you should appeal

Appeal if the assessed value is higher than what your property would realistically sell for, or if the county record contains a concrete error: wrong square footage, finished area shown as unfinished, incorrect acreage, missing land restriction, wrong property use, or comparable sales that do not match your home.

Do not appeal just because your assessment rose. Lancaster’s own FAQ says the practical test is: could you, or would you, sell the property for the new assessed value in today’s market? If yes, the assessment may be right even if it is much higher than the old 2018-based number.

Use evidence the Board can actually consider: a recent certified appraisal, your recent arm’s-length purchase price, recent sales of similar properties, or a market value analysis from a realtor. For 2027 reassessment appeals, the county posted a 2022–2024 valid sales list, which is the first place to look for comparable sales. If your appeal is based on comparables, Lancaster’s rules say you must bring the list yourself with property specifications and sale prices; staff will not research comparables for you at the hearing.

Published appeal success rates or median reductions: I did not find an official Lancaster County report publishing residential appeal win rates, median reductions, or average appeal savings. Do not rely on unsourced “success rate” claims from vendors.

Step-by-step how to file

1. Confirm which deadline applies. For the 2027 reassessment notices mailed June 15, 2026, the deadline was August 3, 2026, 5:00 p.m. Annual appeals normally must be filed by August 1 and take effect the following tax year. A change-of-assessment or interim notice gives you 40 days from the notice date.

2. Use the right form. For the 2027 reassessment, the form name is “2027 Reassessment Appeal”. For a later interim/change appeal, use “Interim/40 Day Assessment Appeal.” Older annual appeal forms are titled “Annual Assessment Appeal”; the county’s appeals page currently says the next opportunity for an annual appeal is 2028, with more information expected in early 2027.

3. Complete the form carefully. You need the property location, account/parcel ID, owner name, phone, mailing address, email, property use, owner-occupied/tenant-occupied status, current or reassessment value, purchase price/date, your opinion of fair market value, and your reason for appeal. You must sign it. If a representative attends for you, ask the Assessment Office about the authorized representative form before the hearing is scheduled.

4. Attach evidence. Include your appraisal, closing disclosure/deed showing recent arm’s-length purchase, comparable sales, photos of condition problems, repair estimates, inspection reports, or documents showing land restrictions.

5. File with the Board through the Assessment Office. Mail or hand deliver to: Lancaster County Board of Assessment Appeals, c/o Lancaster County Property Assessment Office, 150 North Queen Street, Suite 310, Lancaster, PA 17603. Building entrance is on Chestnut Street. Office hours are Monday–Friday, 8:30 a.m.–5:00 p.m. The county treats a mailed annual/reassessment appeal’s postmark as the filing date, but late appeals are rejected.

6. Fee. There is no filing fee for a timely 2027 reassessment appeal, interim appeal, 40-day appeal, or exemption request. Annual appeal fees are $25 residential, $50 farm, and $100 commercial, per Lancaster County Ordinance No. 102; check or money order should be payable to Lancaster County Treasurer.

What happens after

Appeals are heard by the Lancaster County Board of Assessment Appeals, a three-member independent board appointed by the County Commissioners. For 2027 reassessment appeals, hearings are scheduled at the Lancaster County Firemen’s Association, 630 East Oregon Road, Lititz, PA 17543—scheduled hearings only, no walk-ins. The county says hearings run Monday through Thursday from July to October, and a scheduling notice is mailed after filing.

This is a valuation hearing, not a tax-bill complaint. Testimony about your tax increase or ability to pay is not allowed; the issue is fair market value. People who testify are under oath. The Board may question you or your witnesses. The typical residential hearing allotment is about 5 to 15 minutes.

Written evidence should be submitted to the Assessment Office at least 10 days before the scheduled hearing, although the rules say material brought the day of the hearing will also be reviewed. The owner may offer an opinion of value orally or in writing, but Lancaster’s rules also say failure to appear after notice is considered abandonment and grounds for dismissal—so do not assume a mailed packet replaces the hearing unless the Board tells you that in writing.

The Board does not decide immediately at the table. It renders a decision later and mails notice to the property owner. By statute and local rules, formal appeals must be completed by October 31 unless a limited extension is requested.

Local tips

Check Homestead/Farmstead Exclusion status if the home is your primary residence. The enrollment deadline is March 1, applications are mailed to the same Board of Assessment Appeals address, and faxed applications are not accepted. This relief applies to school taxes, not county or municipal taxes.

For farms, large lots, woodland, and open-space property, review Clean and Green / Act 319. Lancaster says qualifying land is taxed at use value rather than fair market value and can significantly reduce the land assessment. New applicants generally file between January 1 and June 1.

Worked savings example using an actual Lancaster rate: suppose a Lancaster City homeowner proves a 2026 assessed value should be $40,000 lower. Using the 2026 Lancaster City total rate of 41.3186 mills, the annual tax difference is $40,000 × 0.0413186 = about $1,653. Of that, the county-only portion at 3.201 mills is about $128; the rest comes from city and school taxes. For a 2027 reassessment appeal, use this only as a rate illustration—2027 millage will be reset lower after reassessment.

Lancaster County Property Tax Rate

County millage for 2026 is 3.201 mills ($3.201 per $1,000 of assessed value). Total property-tax millage also includes the property’s municipality and school district and varies by tax district.

Source: https://co.lancaster.pa.us/DocumentCenter/View/21140/Millage-Rates-for-2026-County-Municipal-and-2026-2027-School

When Are Property Taxes Due in Lancaster County?

Payment must be made by June 30 to be considered paid on time; bills not paid by December 31 move to delinquent status. If a deadline falls on a weekend or holiday, the payment due date is the following business day. 2% discount for payments received by April 30; 10% penalty is added after June 30.

This is not the same as the assessment appeal deadline above. The appeal deadline is your window to contest your assessed value; the payment due date is when the resulting tax bill must be paid. Missing one does not affect the other, but missing either has real consequences — one forfeits your right to appeal for the year, the other can trigger penalties and interest.

Source: https://co.lancaster.pa.us/ImageRepository/Document?documentID=14852

Property Tax Exemptions in Lancaster County

• Homestead / Farmstead Exclusion — Homestead: an owner’s primary residence; the exclusion can be claimed only once for a primary residence. Farmstead: buildings and structures on farms of at least 10 contiguous acres used as the owner’s primary residence and for commercial agricultural production; land itself is not eligible for the farmstead exclusion.. Reduces the assessed value of each approved homestead or farmstead before school property tax is computed; the county source does not list one fixed countywide dollar amount. Yes, application required. Apply by March 1. (Source: https://co.lancaster.pa.us/457/Homestead-Farmstead-Exclusion)
• Clean & Green Preferential Assessment — Land devoted to agricultural use, open-space land, or forested land; generally a parcel must be at least 10 acres or generate at least $2,000 in annual gross income directly from an agricultural commodity and have done so for the three preceding years.. Enrolled land is taxed at its use value rather than fair market value; the county states this can result in an average 50% reduction in assessment. Yes, application required for new applicants. Apply by June 1. (Source: https://co.lancaster.pa.us/430/Clean-Green-Program)
• Pennsylvania Property Tax/Rent Rebate Program — Pennsylvania homeowners and renters who meet age/disability criteria: age 65 or older, widow/widower age 50 or older, or person with disabilities age 18 or older, and household income of $48,110 or less annually.. Standard rebate ranges from $380 to $1,000 based on income; some applicants may qualify for supplemental rebates. Yes, renew annually. Apply by 2026-12-31. (Source: https://www.pa.gov/agencies/revenue/ptrr)
• Pennsylvania Disabled Veterans’ Real Estate Tax Exemption — Pennsylvania resident veterans, and certain surviving spouses, meeting mandatory criteria including honorable or under-honorable-conditions discharge, wartime service, principal dwelling ownership/occupancy, qualifying 100% permanent service-connected disability or specified severe disability, and financial need.. Real estate tax exemption for the qualifying principal dwelling; applicants with annual income of $114,637 or less are presumed to have financial need as of January 1, 2025. Yes, apply through the County Director of Veterans Affairs. (Source: https://www.pa.gov/agencies/dmva/pennsylvania-veterans/pa-vetconnect/state-veterans-programs/financial-assistance/retx)

How to Look Up Your Property Record in Lancaster County

You can look up your property's official record at https://lancasterpa.devnetwedge.com/. Lancaster County’s Assessment Record Information (wEdge) shows 2026 assessment records, including property assessment information; the county also says the assessment office maintains a listing and valuation inventory of parcels.