Published July 5, 2025
Philadelphia Property Assessments 2025: What Homeowners Need to Know About the OPA Process
Philadelphia Property Assessments 2025: What Homeowners Need to Know About the OPA Process
Philadelphia homeowners are facing significant changes as the Office of Property Assessment (OPA) completes its citywide property revaluation for Tax Year 2025. With notices being mailed starting August 7, 2024, and new values taking effect January 1, 2025, understanding how these changes impact your property taxes is crucial. This guide explains everything you need to know about the 2025 assessments, available tax relief programs, and how to appeal if you believe your assessment is incorrect.
What Does the Office of Property Assessment (OPA) Do?
The Office of Property Assessment is responsible for determining the value of all properties in Philadelphia. Their mission is to ensure that property assessments are fair, equitable, and accurate, reflecting current market conditions and property characteristics.
According to James Aros Jr., Chief Assessment Officer, "The Office of Property Assessment's responsibility is to fairly, equitably, and accurately estimate the value of all properties in the city." This process is required by state law and aims to ensure all properties are valued appropriately based on current market conditions.
Visit the OPA WebsiteHow 2025 Assessments Are Calculated
The 2025 property assessments reflect changes in Philadelphia's real estate market since the last full reassessment. The OPA uses a systematic approach to determine property values:
Assessment Methodology
Important: As a result of the citywide revaluation, single-family residential properties will see an average increase in their property tax bill of approximately $330 for tax year 2025.
Example Assessment Calculation
Consider a 3-bedroom rowhome in Fishtown that sold for $450,000 in 2023. The OPA would analyze:
If similar properties in the area have been selling for 10-15% more than in previous years, the assessment would likely reflect this increase. With the expanded Homestead Exemption reducing the taxable value by $100,000 for owner-occupied homes, the actual tax impact may be significantly reduced.
How to Review Your 2025 Assessment
When you receive your Notice of Valuation letter (beginning August 7, 2024), you should immediately review the new assessment. Here's how to access and understand your property assessment information:
Pro Tip: Check the property characteristics listed on your assessment. Errors in square footage, number of bathrooms, or other features can lead to inaccurate assessments. These factual errors provide strong grounds for an appeal.
What to Look For When Reviewing Your Assessment
Check Your 2025 Property Assessment Now
New assessment values will be available online starting August 7, 2024. Don't wait for your mailed notice - review your assessment early to have more time to prepare an appeal if needed.
Search Your PropertyTax Relief Programs for Philadelphia Homeowners
To help mitigate the impact of assessment increases, Philadelphia offers several tax relief programs. For 2025, the City has expanded existing programs and introduced new ones to provide additional support to homeowners.
Homestead Exemption
The Homestead Exemption has been increased for 2025, now reducing the assessed value of owner-occupied homes by $100,000 (up from $80,000). This can save most homeowners approximately $1,399 on their Real Estate Tax bills.
Eligibility: All homeowners who live in their property
Deadline: December 1, 2024
Apply for Homestead ExemptionNew: Low-Income Tax Freeze
This new program allows qualifying low-income homeowners to "freeze" their property tax bills at the amount from the prior year, preventing any increases due to reassessment.
Eligibility: Income-qualified homeowners
Availability: Applications will be available Fall 2024
The Revenue Department is currently developing applications for this new program.
Additional Relief Programs
| Program | Description | Eligibility | Deadline |
| Senior Citizen Tax Freeze | Freezes Real Estate Tax so it doesn't increase in the future | Income-qualified seniors | September 30, 2025 |
| Longtime Owner Occupants Program (LOOP) | Caps assessment increases for longtime residents | 10+ year homeowners with 50%+ assessment increase | September 30, 2025 |
| Real Estate Tax Installment Plan | Pay taxes in up to 11 monthly installments | Seniors and income-qualified homeowners | March 31, 2025 |
| Owner-occupied Payment Agreement (OOPA) | Affordable monthly payments for past-due taxes | Homeowners struggling with past-due taxes | Accepted year-round |
Don't Miss Out on Tax Relief
Most Philadelphia homeowners qualify for at least one tax relief program. Once enrolled, you never need to reapply unless your deed changes.
Explore All Tax Relief ProgramsHow to Appeal Your Assessment
If you believe your property assessment is incorrect, you have two options to appeal: a First Level Review with the OPA or a formal appeal with the Board of Revision of Taxes (BRT). Both have the same deadline of October 7, 2024.
First Level Review (FLR)
This is an informal review process conducted by the OPA:
Board of Revision of Taxes (BRT) Appeal
This is a formal appeal process:
"I successfully appealed my assessment last year by providing photos of needed repairs and sales data for similar homes in worse condition that sold for less than my assessment. The process was straightforward, and my assessment was reduced by 15%."
Evidence That Strengthens Your Appeal
Important Deadline: Both First Level Reviews and formal BRT appeals must be submitted by Monday, October 7, 2024. Missing this deadline means waiting until next year to challenge your assessment.
Ready to Appeal Your Assessment?
Don't delay - the October 7, 2024 deadline applies to both First Level Reviews and formal BRT appeals.
First Level Review Information BRT Appeal InformationKey Dates for Philadelphia Property Assessments 2025
Mark these important dates on your calendar to ensure you don't miss critical deadlines related to your 2025 property assessment:
| Date | Event | Action Required |
| August 7, 2024 | Notice of Valuation letters begin mailing | Check property.phila.gov for your new value |
| October 7, 2024 | Appeal deadline | Submit First Level Review or BRT appeal |
| December 1, 2024 | Homestead Exemption deadline | Apply if not already enrolled |
| January 1, 2025 | New values take effect | None |
| March 31, 2025 | Real Estate Tax due date | Pay tax bill or enroll in installment plan |
| September 30, 2025 | Senior Tax Freeze & LOOP deadline | Apply if eligible |
Frequently Asked Questions About Philadelphia Property Assessments
Why did my property value increase so much?
Property values in Philadelphia have generally increased due to market demand, neighborhood improvements, and inflation. The OPA is required by law to assess properties at their actual market value. If your neighborhood has seen significant sales activity or development, your assessment may reflect these market changes.
How can I lower my property tax bill?
Several options are available:
If I already have the Homestead Exemption, do I need to reapply?
No. Once enrolled in the Homestead Exemption or other tax relief programs, you never have to reapply unless your deed changes. The increased exemption amount ($100,000) will automatically apply to your 2025 tax bill.
What if I can't afford to pay my property taxes?
Philadelphia offers several programs for homeowners struggling with property taxes:
Some homeowners may qualify for a zero-dollar-a-month payment agreement through OOPA.
How long does the appeal process take?
First Level Reviews typically take 2-3 months for a decision. Formal BRT appeals may take 3-6 months, depending on the hearing schedule and case complexity. While your appeal is pending, you must still pay your property taxes based on the current assessment, but you may receive a refund if your appeal is successful.
Taking Action on Your Philadelphia Property Assessment
The 2025 Philadelphia property assessments will impact homeowners across the city. By understanding the assessment process, reviewing your property value carefully, and taking advantage of available tax relief programs, you can manage the impact on your household budget.
Remember these key takeaways:
Start Preparing Today
Don't wait until tax bills arrive in 2025. Take action now to review your assessment and apply for relief programs.
Check Your Property Assessment
