Pike County property tax appeal 2028: deadline, forms and how to file
To appeal a Pike County assessment, file with the Pike County Board of Assessment Appeals by mail; 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 · Pike County Board of Assessment AppealsCheck your own assessment
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How to file in Pike 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 Pike County Board of Assessment Appeals comes first; if you decline the offer, the Pike 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
Appeal levels
| Level | Who hears it | Deadline | Cost |
|---|---|---|---|
| Board of Assessment Appeals | Pike 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 | Pike 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.
Pike County questions
When is the Pike County assessment appeal deadline in 2027?
Pike County has not published a 2027 date. Under state law the annual deadline is September 1 unless the county sets an earlier date (no earlier than August 1). Check with the Pike County Board of Assessment Appeals before August.
How do I appeal my assessment in Pike County?
File the county’s appeal form with the Pike County Board of Assessment Appeals, Pike County Assessment Office, 506 Broad Street, Milford, PA 18337.
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 Pike County Assessment Office?
Mail: Pike County Assessment Office, 506 Broad Street, Milford, PA 18337. Phone: 570-296-5936. Hours and walk-in details: pikepa.org.
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
Monroe County · Wayne County · Lackawanna County · Northampton County · Carbon County · Luzerne County · Susquehanna County
- Pike County Assessment
- Pike County 2028 Reassessment
- 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
- U.S. Census Bureau, county population estimates (2024) and county gazetteer (2024).