Allegheny County Property Reassessment: What Homeowners Need to Know

Allegheny County is preparing for a major change to the way property values are assessed for tax purposes. On August 17, 2026, the Allegheny County Court of Common Pleas ordered the county to conduct a countywide property reassessment, replacing the current 2012 base-year values.

For homeowners, buyers, sellers, and real estate investors, this is an important development to understand. The reassessment will take several years, and many details will become clearer as the process moves forward.

Here are the key things Allegheny County property owners should know.

What Is the Allegheny County Reassessment?

Allegheny County currently uses a 2012 base year when determining property assessments. The county's last countywide reassessment was implemented for the 2013 tax year.

That means the assessed value shown for a property today generally reflects its value as of January 1, 2012, with certain adjustments made over the years for things such as new construction, building permits, subdivisions, demolitions, and other qualifying changes.

It is important to understand that the assessed value shown in the county's property records does not represent the property's current market value.

View the Allegheny County property assessment information

What Has Changed?

On August 17, 2026, a judge ordered Allegheny County to conduct a new countywide reassessment.

According to Allegheny County, the order requires the county to:

• Begin the reassessment by 2027
• Complete the reassessment within five years
• Replace the existing 2012 base-year values
• Conduct countywide reassessments every five years after the ordered reassessment is implemented

A special master will oversee the reassessment process.

The countywide reassessment is expected to involve hundreds of thousands of properties throughout Allegheny County. Because of the size and complexity of the project, property owners should expect this to be a multi-year process, rather than an immediate change to their property assessment.

Read Allegheny County's August 17, 2026 announcement

Does This Mean My Property Taxes Will Go Up?

Not necessarily.

This is one of the most important points for homeowners to understand.

A property's assessment is one part of the calculation used to determine property taxes. Tax bills also depend on the millage rates established by the applicable taxing bodies, including the county, municipality, and school district.

A higher assessed value does not automatically mean that a homeowner's tax bill will increase by the same percentage.

At this point, it is also not possible to accurately predict what any particular property will be assessed at after the new countywide reassessment. The reassessment process has not yet produced the new property values.

Recent reporting from Trib Total Media also notes that homeowners should not assume the reassessment will automatically result in higher taxes. The eventual impact will depend on the new assessments and the tax rates established by the applicable taxing bodies.

Read Trib Total Media's overview of what homeowners should know

Why Is Allegheny County Reassessing Properties?

The current system is based on property values from 2012. Real estate markets have changed significantly since then.

Neighborhoods have changed. Property values have changed. Homes have been renovated, expanded, demolished, or newly constructed. Some areas have experienced substantial growth while other areas have changed in different ways.

Using a base year that is more than a decade old can result in assessed values that are very different from what properties would be worth in today's real estate market.

The purpose of a countywide reassessment is to establish updated assessments using a consistent methodology across the county.

The county has stated that the new process is intended to create a more transparent and consistent assessment system.

What Does This Mean for Homeowners?

For now, homeowners do not need to panic or assume their property taxes will suddenly change.

The reassessment will take years to complete.

However, this is a good time to become familiar with your property's existing assessment and keep an eye on official information from Allegheny County as the reassessment progresses.

You can look up your property through the Allegheny County Real Estate Portal to review your current assessment and property information.

Search your property in the Allegheny County Real Estate Portal

Keep in mind that the current assessed value shown in the portal is based on the existing assessment system and should not be interpreted as a current appraisal or estimate of what your home would sell for today.

What If I Think My Assessment Is Wrong?

Property owners have the right to appeal their property assessment under Allegheny County's existing appeal process.

The Board of Property Assessment Appeals and Review, known as BPAAR, handles the first level of property assessment appeals.

Depending on the circumstances, homeowners may provide evidence such as:

• Recent comparable property sales
• An appraisal
• Property photographs
• Surveys
• Documentation showing errors in the county's property information
• Other evidence relevant to the property's value

The county explains that an appeal can result in the assessment being increased, decreased, or sustained based on the evidence presented.

Learn about Allegheny County property assessment appeals

Important: Appeal deadlines can change depending on the tax year and type of appeal. Always check the current Allegheny County requirements and deadlines before filing.

What Does the Reassessment Mean for Buyers and Sellers?

The reassessment is also something to keep in mind if you are considering buying or selling a home in Allegheny County.

If You Are Buying

If you are considering purchasing a home, don't assume the current county assessed value represents the home's market value.

A property's assessed value and its market value serve different purposes. When evaluating a potential purchase, buyers should consider the property's current market value, comparable sales, condition, location, anticipated property taxes, and other costs of ownership.

The upcoming reassessment adds another reason to pay attention to property tax information when evaluating a purchase.

If You Are Selling

If you are preparing to sell your home, understanding the difference between your property's assessed value and its market value can help you have a more informed conversation with potential buyers.

The county assessment is not the same thing as a current market appraisal or listing price.

A local real estate professional can help you understand current market conditions, comparable sales, and factors that may affect your home's market value.

The Reassessment Will Take Time

It is important not to confuse the court order with an immediate change in everyone's property taxes.

The county has been ordered to begin the reassessment process by 2027 and complete it within five years. The existing 2012 base-year values will remain part of the current system until the new reassessment is implemented.

Because the process is still developing, homeowners should be cautious about online calculators or claims that attempt to predict exactly how much a particular property's assessment or taxes will change.

The countywide reassessment will be based on information and valuation work that has not yet been completed.

Where Can I Get Reliable Information?

Because the reassessment will take several years, official information may change as the county develops the process.

For the most current information, homeowners can refer directly to:

Allegheny County Property Assessments
Visit the official assessment information page

Allegheny County Real Estate Portal
Search property assessment records

Allegheny County Assessment Appeals
Learn about the appeals process

Allegheny County Countywide Reassessment Announcement
Read the August 17, 2026 announcement

Have Questions About the Allegheny County Reassessment?

The Allegheny County reassessment is a complicated, evolving issue, and it is understandable to have questions about what it could mean for your property.

If you have questions about the reassessment, contact REALTOR® David McConnell. David can help you find the appropriate resources and point you toward current information so you can better understand the process.

Whether you are wondering about your property's assessment, thinking about buying a home, preparing to sell, or simply want to understand what is happening in the Allegheny County real estate market, David is available to help.

David McConnell, REALTOR®
RE/MAX Premier Group
Email: dmcconnell@remaxpremiergroup.net

Use the contact form on this page to reach out to David with your questions.

Thinking About Buying or Selling?

The reassessment is only one part of the larger real estate picture. If you're thinking about buying or selling a home in Allegheny County, David McConnell can help you navigate the process, understand current market conditions, evaluate properties, and move forward with greater confidence.

Have a question about the Allegheny County property reassessment? Reach out to David today.

This article is intended for general informational purposes and is not tax, legal, or appraisal advice. Property owners should consult the appropriate Allegheny County resources and qualified professionals regarding their individual circumstances. Information about the reassessment may change as the county's process develops.