2025 Allegheny County Pennsylvania Property Assessment Update - What you need to know right now!
Our tax appeals specialist Nicole Amick delves into the current complexities of property tax appeals in Allegheny County
Defending School District Tax Appeals in Allegheny County
Welcome to what some call the “Welcome to the Neighborhood Tax.” Every year in Allegheny County, school districts file thousands of property tax appeals against new homeowners to increase their taxes based solely on recent sales prices.
It might sound logical: if you paid $500,000 for a house assessed at $150,000, shouldn't your taxes go up? But legally — it’s not that simple.
We believe that targeting only recent homebuyers violates the Pennsylvania Constitution’s Uniformity Clause. Taxing authorities are not allowed to single out individuals or properties. Yet, school districts routinely appeal properties after they sell — a form of spot-assessing that we argue is unconstitutional.
While the courts have not yet definitively ruled on this issue, it remains a hotly contested legal question. We’ve spent over two decades defending homeowners against unfair tax increases and advocating for uniform application of the law.
There are four parties involved in property tax assessment appeals:
👉 Over 90% of appeals are filed by school districts. Why? They have the highest millage rates — meaning the most to gain from raising your property assessment.
School districts claim they use neutral standards (e.g., appealing all sales where the assessment is under 80% of sale price), but in practice, these appeals create tax inequity between neighbors. One owner could pay double the taxes for the same house simply because they bought recently.
Allegheny County uses a 2012 base year assessment system, but school districts can elect to use:
Using FMV is a tactical move by school districts to raise your assessment based on what you recently paid — even though that’s not the legal standard.
If you’ve been appealed, remember: the school district has the burden of proof. A deed alone does not meet that burden.
They must present a valid valuation method, such as:
✅ Tip: If all they present is a copy of your deed — that’s not enough. A strong defense can win.
We’ve seen many cases where new homeowners:
All of these factors mean the recorded price doesn’t reflect the true market value.
Even if the sale price seems valid, any increase should still be adjusted backward to 2012 values.
Can you go alone? Yes. Should you? Usually not.
Why?
Even worse, your testimony can carry forward if the appeal moves to the Board of Viewers (BOV) — where the stakes and complexity increase.
🔒 Do not cooperate without understanding your rights. Let your attorney guide the response.
We’ve helped thousands of property owners across Allegheny County defend against school district appeals. Our attorneys know the hearing officers, the arguments that work, and the rules that matter.
📞 Call us at 412.802.6666
📧 Email info@pghfirm.com
Free consultations available — let’s protect your property rights.
Past success does not guarantee future results, but does demonstrate our experience and knowledge as successful Pennsylvania trial attorneys.
For more than 25 years, the property tax appeal attorneys at Flaherty Fardo have successfully represented thousands of property owners across Western Pennsylvania. Through strategic advocacy and in-depth valuation analysis, our efforts have resulted in over $100 million in actual property tax savings for our clients.
Since 1999, our firm has helped more than 7,000 property owners throughout Western Pennsylvania save millions of dollars in property taxes. We represent both commercial and residential clients—whether pursuing appeals for over-assessed properties or defending against tax increase appeals filed by school districts or other taxing bodies.
Attorney Noah Fardo secured a property tax assessment reduction of over $10.5 million for a commercial property owner, resulting in annual tax savings exceeding $300,000. This outcome was achieved by leveraging multiple valuation approaches to present the strongest possible case for a fair and accurate assessment.
I Strenuously Object!, a riveting legal podcast brought to you by the Pittsburgh law firm Flaherty Fardo Rogel & Amick, is now in session. Be prepared for a mix of legal information, legal news, insight and analysis and obscure pop culture references, all served with a healthy dose of irreverence.
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