Allegheny Tax Assessment Search: Values, Appeals & Tax

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Allegheny County, Pennsylvania · Assessment Search · Values · Appeals · 2026 Tax

Decode the Assessment Before You Trust the Tax Number

Use the official Allegheny County Real Estate Portal to find a parcel by street address or block-and-lot number, then separate its 2012 base-year value from current market value, taxable county value, Homestead adjustments and current tax status.

This guide does more than send you to the search page. It shows exactly what to type, why owner-name search works differently here, what every important value means, how to obtain the deeper Property Record Card, what to do when a parcel is missing, and how to act during the currently open 2027 assessment-appeal window.

Search assessment Decode the values 2027 appeal steps
Current August 2026 action: the regular annual appeal period for tax year 2027 is open now and closes September 1, 2026. Do not confuse that deadline with the closed 2026 appeal period, which ended September 2, 2025.

Quick answer: search by address or parcel number

Open the county Real Estate Portal. For an address search, place the house number in the house-number field and type only the core street name—do not include suffixes such as Street, Road, Drive or Circle. Leave Municipality blank when you are unsure. For an exact match, use the block-and-lot parcel ID from a tax bill, deed or earlier county record.

1 Search cleanly House number + core street name, or parcel ID.
2 Verify jurisdiction Match municipality and school district.
3 Read values separately Base-year, assessed, taxable and current-market concepts differ.
4 Choose next action Appeal, tax payment, Homestead, deed or data correction.

Allegheny assessment facts worth knowing

Public searchAddress or parcel number
Free owner search?No unrestricted public owner-name search
Current base year2012
2026 CLR50.14%
2027 CLR49.3%
County millage6.43 mills
Homestead$18,000 county assessment exclusion
OPA help412-350-4636, Option 2
Treasurer412-350-4100
2027 appealDeadline: September 1, 2026
Open official Real Estate Portal Read county search guidance

Choose the assessment problem you need to solve

Jump to the task instead of reading the page like a directory.

Property-page decoder

Do not stop at the owner name and total value

The county says its property search can expose tax information, building information, owner history, comparable properties, assessment-appeal status and maps showing parcel lines. Read the parcel as a group of related records rather than one number.

What to inspect after opening an Allegheny County parcel
Record area
What it tells you
What to do with it
General Information
Owner, municipality, school district, class, use, Homestead, Farmstead, Clean and Green, sale and deed clues.
Confirm jurisdiction and relief status first.
Base-Year Values
Land, building and total values under Allegheny County’s base-year system.
Do not treat them as a current Zillow-style market estimate.
Building Information
Physical characteristics used in assessment work.
Check size, construction, condition and improvements for factual errors.
Tax Information
County tax, taxable value, payment status, penalties and interest.
Use Treasurer guidance for payment and certification.
Owner History
Ownership and transfer clues.
Use recorded deeds for legal ownership proof.
Comparable Properties
Potential comparison properties.
Verify recent market evidence separately before relying on a comparison in an appeal.
Appeal Status
Appeal activity and, during the filing period, access to the online annual-appeal option.
Check this before buying or filing another appeal.
Map
Parcel-line and location context.
Use for research—not as a boundary survey.
Homestead-after-sale warning: the parcel may display “Yes” from the prior owner after a recent sale or deed change. A new owner who wants the exclusion must submit a qualifying application rather than assuming the prior owner’s status permanently transfers.
Assessment math

2012 base-year value, current market value and taxable value are different numbers

Allegheny County uses a base-year methodology. The current base year is 2012, with an effective valuation date of January 1, 2012. That base was first used for tax year 2013 and remains the framework for later certified assessments, subject to permitted changes such as new construction, demolition, subdivisions, clerical corrections, appeals and other qualifying events.

2027 appeal conversion: 49.3%

For 2027 assessment appeals, Allegheny County has published a 49.3% Common Level Ratio. In the appeal context, that factor converts proven current market value toward the county’s base-year assessment framework.

Example: if credible evidence establishes a current market value of $300,000, applying 49.3% produces $147,900 as the ratio-based base-year equivalent used in the appeal analysis.

CURRENT MARKET Appeal evidence CLR 2027 = 49.3% BASE-YEAR 2012 framework EXCLUSIONS Homestead etc. TAXABLE VALUE Tax calculation
Allegheny County value terminology
Value
Meaning
Common mistake
Full Base-Year Market Value
Value expressed under the county’s 2012 base-year methodology.
Treating it as a current 2026 or 2027 resale estimate.
County Assessed Value
County assessment figure after applicable county assessment treatment.
Assuming it must always equal the full base-year value.
Taxable Market / Taxable Value
Value used on the tax side after applicable exclusions or adjustments.
Ignoring a Homestead reduction already embedded in the number.
Current Market Value
What credible current evidence supports the property could sell for in the current market.
Assuming the base-year figure is automatically current market value.
Common Level Ratio
State-established annual factor used in Allegheny County appeal analysis.
Treating the CLR as the county property-tax rate.
2026 CLR: 50.14%

For the 2026 tax year, the county’s appeal FAQ published a Common Level Ratio of 50.14%.

2027 CLR: 49.3%

The county says the new 49.3% factor will be applied to current market value in 2027 appeals beginning in September 2026.

CLR is not millage. The 49.3% appeal factor is a valuation/equalization concept. The 2026 Allegheny County property-tax rate is 6.43 mills. Mixing the two produces meaningless tax calculations.
Read assessment methodology Verify current CLR
Open now · 2027 tax year

The 2027 annual assessment appeal deadline is September 1, 2026

Window opened July 1, 2026

2027 annual appeal applications began.

Current deadline September 1, 2026

File the 2027 annual appeal by the county deadline.

Appeal factor 49.3% CLR

Published for 2027 appeal calculations.

Annual appeal filing fee: $0. Property owners, school districts and municipalities may file an annual assessment appeal.

File online directly from the parcel

Find the exact property Search by address or parcel number and confirm the lot/block, municipality and owner.
Audit the property data Check land, building, class, use, square footage, condition, sale history and relief indicators.
Open the Appeal Status tab During the filing window, the parcel page provides the option to start the 2027 online appeal.
State the value position Build the appeal around evidence of value or factual assessment errors—not merely the amount of tax you dislike.
Submit by September 1 Allegheny County publishes online, email, mail and in-person filing routes for the annual appeal. Fax is not accepted.
Save proof of filing Online filers should receive an emailed copy; the county says email submissions should receive a receipt within two business days.
Wait for hearing notice Initial notice is at least 21 days for residential property and 30 days for commercial property.
Submit evidence 10 days before hearing Send the evidence both to the county and required opposing parties.
Provide hearing phone number 5 days before Hearings are telephonic; a valid phone number is required for participation.

Evidence that actually speaks to value

Recent arm’s-length purchase Closing statement, agreement, deed and explanation of sale conditions.
Independent appraisal Appraisal prepared for the relevant valuation question.
Comparable sales Similar location, use, size, condition and market period.
Incorrect building facts Measurements, plans, permits and dated photographs.
Condition problems Inspection reports, repair estimates and dated photos.
Commercial income evidence Relevant income/expense information where the income approach is appropriate.
Evidence-format trap: the county says video files and links to online-storage sites are not accepted as appeal evidence. Use accepted static files such as PDFs, images or documents and preserve your own copy.
Hearing-day detail: hearings are typically about 20 minutes. No decision is rendered on the call itself; the decision is issued later and mailed to the owner address maintained by OPA.
Assessment appeal call script “I am preparing a 2027 annual appeal for parcel [full parcel ID] at [address]. The parcel currently shows [value/data field], while my evidence supports [value/correction]. Can you confirm my filing receipt, evidence deadline, hearing phone requirement and whether my evidence has been received?”
Open 2027 annual appeal guidance Find parcel → Appeal Status Call 412-350-4636, Option 2
Different deadline

A Special Appeal is not the same as the annual September deadline

A Special Appeal can be used year-round after specific written determinations from the Office of Property Assessments. It has its own 30-day clock tied to the official mail date of the notice.

When the Special Appeal route may apply
Determination
Typical filing rule
Critical attachment
Assessment Change Notice
File Special Appeal within 30 days of official mail date.
Copy of the change notice.
Catastrophic Loss
Use Special Appeal after OPA determination when disputing it.
Determination letter.
Homestead/Farmstead
Special Appeal follows an OPA determination—not the initial application.
OPA determination.
Clean and Green
File within the special-appeal deadline after determination.
OPA determination.
Interim Assessment / LERTA / Exempt Status
Special Appeal may apply after the written determination.
Assessment notice or determination letter.
Submission rule: Allegheny County says Special Appeals must be mailed or hand-delivered. They cannot be faxed or emailed. There is no filing fee, and the relevant notice/determination must be attached.
Open Special Appeal instructions
2026 county-tax status

The 2026 discount and face-payment dates have passed

2% discount period Ended March 31

2026 county discount deadline has passed.

Gross / face amount Ended April 30

2026 gross-payment period has passed.

Past-due period Started May 1

Check the live parcel total before paying.

County rate: 6.43 mills

At the county level, $100,000 of taxable assessed value corresponds to $643 before applicable county relief or other adjustments.

Past-due penalty

The Treasurer publishes a one-time 5% penalty after the gross period.

Monthly interest

The Treasurer publishes interest of 1% of gross tax per month while the current-year tax is delinquent.

Check the live balance from the parcel

Find the parcel Use the exact address or block-and-lot ID.
Open Tax Information Review county tax, taxable value, penalty, interest, status and total.
Confirm Homestead treatment The taxable value may already reflect a qualifying $18,000 county assessment exclusion.
Use the county/Forte payment route The Treasurer warns taxpayers to avoid unrelated online bill-payment companies.
Save confirmation Keep the payment reference with the parcel ID and tax year.
Download the receipt later The portal says electronic receipts generally become available 7–10 business days after payment.
Closing or refinance warning: the online Tax Information page is informational and is not a true final certified account summary for a property closing. The Treasurer publishes a four-year tax certification with official seal for $25 per property.
Prior-year delinquent county taxes: the Treasurer collects current-year taxes. Applicable prior-year delinquent or liened county taxes are routed to Jordan Tax Service at 412-835-5243. Request a current payoff instead of sending an old displayed amount.
Treasurer call script “I am calling about parcel [parcel ID] at [address]. Please confirm the current 2026 county-tax balance, penalty, interest, payment status, any Homestead adjustment and whether any prior year must be paid through Jordan Tax Service.”
Open Treasurer real-estate tax guidance Call Treasurer: 412-350-4100
Assessment & tax relief

Homestead, Senior Relief and Clean and Green solve different problems

Allegheny County relief programs relevant to assessment and tax
Program
Benefit
Published deadline / status
Key qualification
Act 50 Homestead/Farmstead
$18,000 reduction in assessed value for Allegheny County real-property taxation.
March 1 for the applicable tax year.
Qualifying primary residence / farmstead.
Act 77 Senior Citizen Relief
30% county tax discount, subject to a $650 annual maximum.
2026 deadline was June 30; 2027 application is expected in January 2027.
Ownership/occupancy, age/disability and income rules.
Clean and Green
Preferential assessment for qualifying agricultural use, agricultural reserve or forest reserve.
June 1 for the following calendar tax year.
Land-use and acreage/income requirements.
Catastrophic Loss
Possible proportional assessment reduction after qualifying damage.
Application generally within six months of the loss.
Qualifying catastrophic physical loss.

Act 50 Homestead: what $18,000 means

Without county Homestead

$100,000 assessed value × 6.43 mills = $643 in county tax.

VS
With $18,000 exclusion

$82,000 taxable assessed value × 6.43 mills = $527.26, a county-tax savings of $115.74.

How to verify approval: after opening your parcel, check the General Information area. The county says the Homestead line will display “Yes” when the exclusion is on file for the current tax year.
New deed = recheck relief. The county instructs owners to reapply when a deed change affects the ownership name or when they establish a new primary residence. Do not assume a seller’s Homestead indicator belongs to the buyer.

Act 77 Senior Citizen Relief

Generally age 60+; additional widow/widower or disability routes exist
Gross household income of $30,000 or less
Only 50% of specified Social Security/SSI/Railroad Tier 1 benefits counted under program rules
Generally 10 years of qualifying Allegheny County ownership/occupancy
30% county-tax discount
$650 published annual maximum discount
2026 Senior Relief status: the June 30, 2026 application deadline has passed. The Treasurer states that the 2027 application will be available in January 2027.
Act 50 Homestead details Act 77 Senior Relief Clean and Green
No-result recovery

If the parcel does not appear, troubleshoot in this order

Exact address returns nothing Remove Street, Road, Drive, Circle and other suffixes. Keep house number + main street word.
Municipality filter returns nothing Leave Municipality blank and search the address again.
Recent buyer not shown Assessment ownership may lag a newly recorded deed. Verify the deed with the Division of Real Estate.
Parcel was divided or combined Search the former block-and-lot number and ask OPA/Real Estate whether the parcel changed.
New construction Search the parent parcel and check whether an interim assessment or parcel creation is pending.
First county tax will be in 2027 The county warns that a new 2027 parcel may not appear until values are certified in January 2027.
Owner-name search missing That is not necessarily an error—the unrestricted owner-name feature is part of the paid subscription service.
Address is “Pittsburgh” but result looks wrong Verify municipality instead of relying on postal-city text.
New 2027 parcel help: the county directs new-parcel questions to LandHelp@AlleghenyCounty.US.
Search-help script “I am trying to identify the parcel at [property address]. I believe the municipality is [name], and I have [former parcel ID / deed / owner clue]. Can you confirm the correct block-and-lot number and whether this is a new, subdivided, consolidated or recently transferred parcel?”
Deeper assessment file

Ask for the Property Record Card when the public page is not enough

Allegheny County’s appeals FAQ explains that the assessor’s Property Record Card contains more information than the public Real Estate website. That makes it especially useful when you are checking factual characteristics before deciding whether an appeal is justified.

Free electronic copy

Email LandHelp@AlleghenyCounty.US and identify the parcel clearly.

Paper copy

The county publishes a price of $0.25 per page at the Real Estate Department Copy Desk, Station 13, first floor of the County Office Building.

Include enough information to avoid a back-and-forth

Full parcel ID
Property address
Municipality
Current owner shown online
Requested record: Property Record Card
Your contact information
Appeal-prep sequence: compare the public parcel page with the Property Record Card first. If a basic factual characteristic is wrong, identify that error before spending time assembling market-comparable evidence.
Office routing

Assessment, tax collection, deeds and appeals are different jobs

V
OPA Values
Parcel data
Homestead
Corrections
A
BPAAR Annual appeal
Special appeal
Hearing
Decision
$
TREASURER Current county tax
Payment
Receipt
Certification
D
REAL ESTATE Deeds
Mortgages
Copies
Recording
L
JORDAN Applicable prior-year
Delinquent county tax
Lien payoff
Call the office that can actually complete the task
Office
Best for
Contact
Location / practical note
Office of Property Assessments
Assessed value, property characteristics, Homestead, assessment changes and assessment help.
412-350-4636, Option 2
Fax: 412-350-6084
542 Forbes Ave., Room 347, Pittsburgh, PA 15219
BPAAR
Annual and Special Appeals, hearing logistics and appeal status.
412-350-4636, Option 2
542 Forbes Ave., Room 334, Pittsburgh, PA 15219
County Treasurer
Current county tax, payments, receipts, certification and Senior Tax Relief.
412-350-4100
Courthouse Room 108, 436 Grant St., Pittsburgh, PA 15219
Division of Real Estate
Deeds, mortgages, recorded land records, copies and owner-name changes through recorded documents.
412-350-4226
Deed copies: 412-350-4224
542 Forbes Ave., Room 101, Pittsburgh, PA 15219
Jordan Tax Service
Applicable delinquent/liened prior-year Allegheny County real-estate taxes.
412-835-5243
Request a current payoff and payment instructions.
Universal property-assessment script “I am contacting you about parcel [full block-and-lot ID] at [address] in [municipality]. The online record currently shows [specific value, status or error]. I need help with [assessment / appeal / current county tax / deed / relief]. What is the correct next step or form?”
Internal research paths

Need the broader parcel or Pennsylvania workflow?

Broader Allegheny property workflow

Use the companion guide when you also need deeds, GIS, owner history, address corrections, closing checks or the wider parcel-search process.

Allegheny County Property Search, Taxes & Records
Pennsylvania county assessment routing

Use the statewide guide to compare assessment-office, tax-collector and recorder responsibilities across Pennsylvania counties.

Pennsylvania County Auditors: Property & Tax Search
10 practical answers

Allegheny tax assessment FAQs

How do I search an Allegheny County tax assessment?

Use the official Allegheny County Real Estate Portal. Search by address or parcel number. For an address, enter the house number separately and type the main street name without suffixes such as Street, Road, Drive or Circle. Leave Municipality blank if you are unsure.

Can I search Allegheny County property assessments by owner name for free?

The free public portal primarily provides address and parcel-number search. The owner name appears after a public parcel is opened. The county’s unrestricted owner-name search is part of its paid subscription real-estate service.

Why is the Allegheny County assessed value lower than what the home may sell for today?

Allegheny County uses a 2012 base-year methodology. The assessed/base-year figures are not intended to be an ordinary current-market estimate. Current market evidence and the applicable Common Level Ratio become especially important in an assessment appeal.

What is the Allegheny County Common Level Ratio for 2027?

Allegheny County has published a 2027 Common Level Ratio of 49.3%. The county says this factor will be applied to current market value in appeals starting in September 2026.

What is the deadline to appeal an Allegheny County assessment for 2027?

The regular 2027 annual assessment-appeal period runs from July 1 through September 1, 2026. There is no annual-appeal filing fee. An online appeal can be started from the parcel’s Appeal Status tab.

What evidence should I prepare for an Allegheny County assessment appeal?

Useful evidence can include a recent arm’s-length purchase, appraisal, comparable sales, measurements showing incorrect building data, dated property-condition photographs, repair or inspection evidence and relevant commercial income information. The county requires evidence 10 days before the hearing.

What are the 2026 Allegheny County property-tax dates?

The 2% discount period ended March 31, 2026, the gross or face-payment period ended April 30, and the past-due period began May 1. The Treasurer publishes a one-time 5% penalty plus 1% interest per month on gross tax while current-year taxes are delinquent.

How much does the Allegheny County Homestead Exclusion save?

Act 50 excludes $18,000 of qualifying assessed value from Allegheny County real-property taxation. At the 6.43-mill county rate, the county publishes an annual savings of $115.74 for most qualifying properties.

Why is my new Allegheny County parcel missing from the search?

A new parcel, recent subdivision, consolidation or ownership transfer may not yet appear as expected. The county specifically warns that property being taxed by Allegheny County for the first time in 2027 may not appear until values are certified in January 2027; new-parcel help is available at LandHelp@AlleghenyCounty.US.

How can I get the detailed Property Record Card?

The county’s appeals FAQ says a Property Record Card can be obtained free by emailing LandHelp@AlleghenyCounty.US. A paper copy may also be requested at the first-floor Real Estate Department Copy Desk, Station 13, with a published charge of $0.25 per page.

Information reviewed August 25, 2026: public Real Estate Portal search behavior, owner-search subscription costs, 2012 base-year methodology, 2026 and 2027 Common Level Ratios, 2027 annual-appeal deadline and hearing rules, 2026 county millage and tax dates, current delinquency rules, tax certification, Act 50 Homestead, Act 77 Senior Relief, Clean and Green, Property Record Card access and property-office contacts were checked against current Allegheny County, BPAAR and Treasurer sources.
Independent Guide — Legal and Property-Record Disclaimer: CountyAuditors.org is an independent informational directory. It is not Allegheny County, the Office of Property Assessments, the Board of Property Assessment Appeals and Review, the County Treasurer, Division of Real Estate, Jordan Tax Service or any municipal or school tax office. Online parcel information is useful for research but does not establish legal title, surveyed boundaries, a certified closing tax balance or guaranteed appeal outcome. Confirm live values, filing receipts, deadlines, balances, relief eligibility, recorded documents and legal rights with the office that actually controls the record or proceeding.
Ohio Auditor Tools · Tax Year 2026

10 Ohio Property Tax Calculators & Auditor Tools

Built specifically for Ohio's 35% assessment ratio, current DTE forms, and 2026 Homestead, Owner-Occupancy, CAUV, Conveyance Fee, and Board of Revision rules. Every number reflects verified Ohio Department of Taxation amounts.

Homestead: $29,000 Enhanced Vet: $58,000 OAGI limit: $41,000 Assessment: 35% of market BOR filing: Free · DTE 1

Annual Tax Bill Estimator

OHIO

Applies Ohio's 35% assessment ratio plus your county's effective millage tier — the actual math your auditor uses.

Pick a county tier and enter your market value.

Homestead Reduction Calculator

DTE 105A

2026 Ohio Homestead: $29,000 general or $58,000 enhanced (100% disabled vet, KIA spouse). OAGI under $41,000 required for non-veteran applicants.

Pick your situation and enter your home value.

Owner-Occupancy & Non-Business Credits

DTE 105C

Every Ohio owner-occupied home qualifies for the 2.5% Owner-Occupancy Credit plus the automatic 10% Non-Business Credit. Most owners don't realize these stack.

Enter your annual tax to see both credit amounts.

Conveyance Fee Calculator

ORC 322

When you sell or transfer Ohio property, the auditor collects $1 state + up to $3 county per $1,000, plus $0.50 per parcel. Counties choose their rate.

Enter sale price and pick your county rate.

CAUV Agricultural Savings

DTE 109

Ohio's Current Agricultural Use Value cuts taxable value dramatically for farmland (10+ acres, or smaller with $2,500+ annual gross income).

Enter both market and CAUV values to see savings.

Mill Rate Converter

Ohio tax rates appear three ways on auditor sites: mills, percent, or dollars per $1,000. Convert between them instantly.

Enter a rate to see all three forms.

Parcel Number Cleaner

Ohio's 88 counties each format parcels differently — Franklin uses 010-123456-00, Cuyahoga uses 001-23-456, Hamilton uses 100-0001-0001-00. Auto-detects.

Paste any Ohio county parcel to format it.

35% Ratio Sanity Check

Ohio law sets taxable value at 35% of market value. If yours is significantly higher, you're a strong BOR appeal candidate.

Enter both values to compare against Ohio's 35% target.

BOR Appeal Savings

DTE 1

A successful Board of Revision complaint typically cuts your value 10–20%. Filing is free and stays in effect until the next reappraisal.

Enter your tax bill and reduction estimate.

BOR Deadline Countdown

MAR 31

Ohio's statutory Board of Revision filing deadline is March 31 for the prior tax year. Miss it and you wait until next year — no extensions.

Set your deadline to start the countdown.

Verify with the official Ohio source

These calculators use the verified 2026 Ohio Department of Taxation amounts and statutory rules. For your exact bill, exemption status, and county-specific deadlines, always confirm with your county auditor and the Ohio Revised Code:

Ohio Dept. of Taxation — Real Property DTE Forms (105A, 105C, 1, 109) ORC 5715 — Board of Revision ORC 5713 — Taxable Real Property ORC 322.02 — Conveyance Fee ORC 319.54(F)(3) — State Fee ORC 5713.30 — CAUV tax.ohio.gov — Main Portal

Estimates use Ohio's 35% statutory assessment ratio and effective tax rate tiers averaged across major Ohio counties. Your actual bill depends on local school levies, voted millage, inside vs. outside millage splits, House Bill 920 reduction factors (HB 920), and special assessments. The 2026 Homestead general amount ($29,000) and enhanced amount ($58,000) reflect HB 187 inflation indexing — your county auditor's office may show slightly different transitional figures. Nothing here is legal or tax advice. CountyAuditors.org is an independent informational directory, not affiliated with any county government.

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