Lancaster County property tax appeal 2028: deadline, forms and how to file
To appeal a Lancaster County assessment, file with the Lancaster County Board of Assessment Appeals by mail or in person; in Pennsylvania the deadline is August 1 in most counties (a county may set a date up to September 1), or 40 days after a change-of-assessment notice. Confirm the exact date on your notice or with the assessor; we add each county's 2028 date here when it is published.
Data as of 20 Oct 2026 · Lancaster County Board of Assessment AppealsCheck your own assessment
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How to file in Lancaster County
- Step 1
File the appeal
Use the method your notice lists, by the deadline on the notice.
- Step 2 · before the hearing
Prepare and submit your evidence
The assessment is presumed correct and you carry the burden of proof. The board decides market value only, not the tax amount or the size of an increase, and values the whole parcel. The strongest evidence is a USPAP appraisal prepared for the appeal, with the appraiser present; otherwise bring about three recent arm’s-length sales of similar nearby homes, your own purchase price or construction cost, and photos or repair estimates. Most boards want copies 5–20 days before the hearing; check the county’s rules.
- Step 3
Meet, then hear
An board of assessment appeals with Lancaster County Board of Assessment Appeals comes first; if you decline the offer, the Lancaster County Court of Common Pleas hears the case. Most reductions happen at the first step.
Before you file: how to read your notice · evidence that works · informal vs formal hearing · when not to appeal
Forms
| Form | Number | Use | Format |
|---|---|---|---|
| Interim/40 Day Appeal Form | — | Appeal of a change of assessment (40-day appeal) | |
| Appeal Procedures Quick Guide | — | Plain-language filing and hearing guide | |
| Rules and Regulations | — | Board rules and fee schedule |
Appeal levels
| Level | Who hears it | Deadline | Cost |
|---|---|---|---|
| Board of Assessment Appeals | Lancaster County Board of Assessment Appeals | The county’s annual deadline (September 1 unless it set an August date); 40 days after a change notice | Set by the county; see its appeal form |
| Court of Common Pleas | Lancaster County Court of Common Pleas | 30 days after the board’s decision is mailed | Court filing fee |
| Commonwealth Court | Commonwealth Court of Pennsylvania | 30 days after the common pleas order | Appellate filing fees |
What evidence the board accepts
The assessment is presumed correct and you carry the burden of proof. The board decides market value only, not the tax amount or the size of an increase, and values the whole parcel. The strongest evidence is a USPAP appraisal prepared for the appeal, with the appraiser present; otherwise bring about three recent arm’s-length sales of similar nearby homes, your own purchase price or construction cost, and photos or repair estimates. Most boards want copies 5–20 days before the hearing; check the county’s rules.
Lancaster County questions
When is the Lancaster County assessment appeal deadline in 2027?
Lancaster County has not published a 2027 date. The county’s rule: Lancaster County completed a countywide reassessment for tax year 2027 and its Appeals page states "The next opportunity for an annual appeal is 2028. More information will become available in early 2027." In a normal (non-reassessment) year the county rules require annual appeals by August 1 (postmark date counts); in the reassessment year appeals were due within 40 days of the change-of-assessment notice or August 1, whichever is later. No annual-appeal deadline in calendar 2027 is published.
How do I appeal my assessment in Lancaster County?
File the Interim/40 Day Appeal Form with the Lancaster County Board of Assessment Appeals, Lancaster County Assessment Office, 150 North Queen Street, Suite 310, Lancaster, PA 17603.
What is the common level ratio and why does it matter?
The State Tax Equalization Board publishes each county’s common level ratio: assessed value as a share of market value. The board finds your market value, then applies the county’s ratio, or the common level ratio if the two differ by more than 15%. That is how a market-value argument becomes a lower assessment.
Can my assessment go up if I appeal?
Yes. The board decides the correct value, which can be higher, and school districts and other taxing bodies can join or file appeals. Bring evidence that supports a lower value, ideally an appraisal or recent comparable sales.
How do I contact the Lancaster County Property Assessment Office?
Mail: Lancaster County Board of Assessment Appeals, Lancaster County Assessment Office, 150 North Queen Street, Suite 310, Lancaster, PA 17603. Phone: 717-299-8381. Hours and walk-in details: lancastercountypa.gov.
Do I keep paying taxes during the appeal?
Yes. Taxes stay due on the appealed assessment. If the value is lowered, the overpayment is refunded with interest (53 Pa.C.S. §8854(c)). A pending appeal also carries over to later years until it is decided.
Check whether yours is over-assessed
Nearby counties
Lebanon County · York County · Chester County · Berks County · Dauphin County · Schuylkill County · Delaware County
- Lancaster County Yearly Appeals & Pricing Information
- Lancaster County 2027 Reassessment Information
- Lancaster County Appeal Procedures Quick Guide
- 53 Pa.C.S. ch. 88 — Consolidated County Assessment Law (§8844 appeals, §8854 court appeals)
- 1 Pa.C.S. §1908 — Weekend and holiday deadlines
- DCED Tax Equalization Division — Common level ratios
- DCED — STEB / Tax Equalization FAQ
- needs_verification: deadlineDate: county states the next annual appeal opportunity is 2028 and no 2027 date is published
- U.S. Census Bureau, county population estimates (2024) and county gazetteer (2024).