Real Estate Assessments Attorney Serving Allegheny County, Pennsylvania
THE 2026 ALLEGHENY COUNTY PROPERTY TAX APPEAL DEADLINE HAS BEEN CHANGED TO SEPTEMBER 1, 2025.
Revised Appeal Deadlines
In 2024, Allegheny County implemented significant changes to its property assessment and appeal processes. Historically, property owners could file assessment appeals during the first three months of the tax year, with a deadline of March 31. The assessment changes made during the appeal hearings that followed in the spring and summer were applied retroactively, making if difficult for property owners to estimate how much they would owe in taxes. However, starting with the 2025 tax year, the county advanced the filing deadline to the preceding year. By way of example, for the 2025 tax year, appeals were required to be filed between August 2, 2024 and October 1, 2024. For subsequent tax years, beginning with appeals for the 2026 tax year, the filing window will open on July 3 and close on September 1.
Common Level Ratio (CLR) Adjustment
The CLR, which adjusts current market values to the base year for tax assessments, was updated for 2025. The CLR for tax year 2025 is 52.7%. This means that if a property’s current market value is determined to be $100,000, its assessed value for tax purposes would be $52,700. We expect the 2026 CLR may be even lower, which means thousands of Allegheny County taxpayers may benefit from an appeal. Even property owners who have gone through the appeal process may have strong cases for property tax reduction. Every Allegheny County property owner should be reviewing their property’s current assessment.
Legal Actions Regarding Reassessment
There have been notable legal developments concerning property reassessments in Allegheny County:
Property Owners’ Lawsuits: Property owners have filed lawsuits against the county, seeking to compel a countywide property reassessment. They argue that the current assessments do not reflect true market values, leading to inequities in tax burdens. These legal challenges are ongoing, with courts yet to mandate a comprehensive reassessment.
City of Pittsburgh’s Lawsuit: The City of Pittsburgh filed a lawsuit aiming to force Allegheny County to conduct a countywide property reassessment. However, this lawsuit was dismissed due to lack of standing, meaning the court determined that the city did not have the legal right to compel the county to undertake such an action.
There is little doubt that a countywide reassessment will occur within 2-3 years, whether undertaken because of court order or legislative action. Homeowners in Allegheny County should consider fighting their property assessment now to lower their tax burden immediately and to establish a lower baseline when a countywide reassessment occurs.
Appealing your assessment now can provide immediate tax relief and long-term protection against over-taxation. With the favorable CLR and uncertainty around when a reassessment will actually happen, it makes sense for property owners to act sooner rather than late.
Kim at Kisner Law has represented thousands of homeowners throughout Allegheny County. She handles the entire process from start to finish—often for a flat fee—so you don’t have to worry about a thing. When your hearing date arrives, you don’t even need to attend—Kim will advocate on your behalf, ensuring the strongest case possible.
With a proven track record of securing tax savings for every client she has represented through the final level of appeal, Kim takes pride in delivering real results. Check out our success stories to see how we’ve helped others reduce their tax assessments.
Before you commit, Kim offers a complimentary evaluation of your property’s assessed value, outlining the strengths and weaknesses of your case. Using professional-grade real estate databases, she provides a detailed market analysis to support your appeal.
Don’t overpay on your property taxes—contact Kim today for a free evaluation and start saving!
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Assessment Appeal Process in Allegheny County
In Allegheny County, the assessment appeal process consists of a few primary steps:
Filing the Appeal. All assessment appeals must be filed within the designated timeframe set forth by the Board of Property Assessment Appeals and Review (BPAAR). The filing window is updated annually, and property owners should check the latest deadlines. As of 2025, appeals are filed in the third quarter of the year (between July 1 and September 1) instead of the first. Late appeals are permitted only under rare and extenuating circumstances.
The Formal Hearing. Once an appeal is filed, a formal hearing is scheduled. Hearings generally begin a few months after the appeal deadline and may continue throughout the year. A Notice of Scheduled Assessment Appeal Hearing will be mailed at least two weeks before the hearing date. This is the property owner’s opportunity to present evidence supporting a lower valuation. If the appeal was initiated by a municipality or school district seeking an increase, property owners should attend to contest the proposed change.
The Board of Viewers. After the formal hearing, a written decision will be mailed, detailing any changes in assessed value. If the property owner disagrees with the outcome, a second appeal can be filed with the Board of Viewers, part of the Court of Common Pleas of Allegheny County. These hearings typically take anywhere from 8 to 12 months to be scheduled.
Preparing a Strong Case
Without strong evidence that the property is over-assessed, the most likely outcome is no change in value. The most common reason cited for a denied appeal is “insufficient evidence.” Our firm has successfully represented property owners in assessment appeals for years, and we know what arguments work best. The strongest cases typically rely on the following factors:
The Recent Sale of the Subject Property. If you purchased your property within the last 2-4 years for less than the current assessed value, that is often the most persuasive evidence for a reduction. However, if you bought the property for more than the assessed value, legal representation may be necessary to counter that evidence.
Recent Comparable Sales. Strong appeals are often supported by recent comparable sales (also known as “comps”). The best comparable sales are those that:
Occurred within the last 1-2 years (or within the relevant look-back period).
Are located close to the subject property.
Have similar square footage and other physical characteristics.
Are the same type of building (e.g., single-family home, rowhouse, condo, multi-family unit).
Defects in the Property or Mistakes in County Data.
Physical Defects: If the property has defects that affect safety or were latent (not discovered in the initial inspection), those can serve as grounds for a lower assessment. Examples include:
Knob and tube wiring that was not identified during inspection.
Structural or foundation damage that compromises the property’s integrity.
Uncontained asbestos requiring remediation.
Errors in County Records: If the county’s records overstate the square footage or misrepresent other aspects of the property, correcting these errors can justify a lower assessment.
Appraisals. In particularly difficult cases, obtaining a professional appraisal can provide strong, independent evidence of a lower market value. While this involves an additional cost, appraisals often serve as the most persuasive evidence in assessment appeals.