Real Estate Tax Appeals and Assessment Appeals
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Why should I appeal my new assessment in 2025?
The countywide reassessment took place from January 1st 2022 to June 30th 2024. The important thing to note here is that property values for these years were lower than they were in 2025. The appraisal for the appeal process will have an effective date of July 1st 2024 using the same comparable sale pool as Tyler Technology.
This is very important because property values are higher in 2025 than they were in those past years and if you wait to appeal next year there is a high possibility that the percentage of your reduction will be less than what it would if you appeal this year.
There has been an increase in market values since the reassessment. Your property may not even qualify for an appeal next year. Additionally you will need to pay taxes for one year of what may be an incorrect amount. Next year you will be appealing for 2027 taxes.
Considerations
Any tax bills or millage rates from 2025 and back will have no reflection on the changed assessment. The assessment ratio is being changed from a 25% ratio to 100% so the millage will go down; however, your tax liability may or may not. The millage rate will not be released from the county until after November or later. You will have no idea what your tax liability will be until they release that figure by multiplying your new 100% assessed value by the millage for your municipality.
Unfortunately you will not be able to appeal your taxes until the following year. I've dealt with Tyler technology on prior reassessment and this is what they do. If deciding to appeal you should take the new assessment they sent you and decide if you think your house was worth more or less than that number during jan 1st 2022 and June 30th 2024. If you think it's less then you should appeal. Your savings will be compounded year after year.
Scott Evans
Evans Appraisal Services
NEPA Tax Appeal
Pocono Tax Appeal
Eas Realty
Scott has been appraising and investing in residential real estate in Northeastern Pennsylvania since 1998 when he started as an appraiser trainee.
He became a PA Certified Residential Appraiser in 2001 and has additionally been investing in real estate in NEPA, South Florida and internationally for 25 years.
He was born and raised in Lackawanna County and has completed thousands of appraisals in NEPA in his 25 plus year career.
He is qualified as an expert witness in multiple counties and has completed and testified at well over a thousand assessment hearings in Lackawanna county, Luzerne county, Carbon County, Pike County and Monroe County.