2025 Philadelphia Property Tax Appeal Guide: How to Dispute Your Assessment & Lower Your Taxes

If your most recent property assessment left you asking, “Why are my taxes so high?” — you’re not alone. Thousands of homeowners in Philadelphia are seeing significant increases in their real estate taxes this year. But the good news? You can appeal.

Whether you’re a first-time buyer, longtime owner, or investor, understanding your rights and the process can help you protect your investment.

🧾 Who Assesses Your Property?

Philadelphia’s Office of Property Assessment (OPA) sets your market value. The Board of Revision of Taxes (BRT) hears appeals. Your property tax is calculated by multiplying your assessed value by 1.3998%, the combined City and School District rate.

If your Philadelphia property’s value seems too high, too low, or just inaccurate based on its condition or comps, you have a legal right to appeal.

📅 2025 Appeal Deadline: Don’t Miss It

To contest your 2026 tax bill, file your appeal by Monday, October 6, 2025.

You may still file later if:

• You bought the property after October 6, 2025 but before Dec 31 (you’ll have 30 days from your deed date).

• Your assessment notice was dated after Oct 6 (you’ll have 30 days from the notice date).

• You signed an agreement of sale after Oct 6, but before Dec 31 (you’ll have 30 days from the contract date).

📄 Appeal Form Link:

👉 Download and file your appeal with the BRT here.

💡 How to Estimate Your 2026 Tax Bill

1. Visit property.phila.gov

2. Search your address and view your 2025/2026 assessed value

3. Subtract your Homestead Exemption ($45,000 if applicable)

4. Multiply by 0.013998 (1.3998%)

✅ Example:

• Assessed value: $300,000

• Minus Homestead: $45,000

• Taxable: $255,000

• Estimated tax: $3,569.49

📚 What to Submit with Your Appeal

For properties over $1 million:

• A certified appraisal with an effective date of Jan 1, 2025

• 6 printed copies + 1 electronic copy

• BRT Value Summary Cover Sheet

For income-producing properties under $1M:

• Last two years of income & expense statements

• Current leases and contracts

You must submit all documents 30 days before your hearing.

⚠️ Late Payments & Penalties

• Taxes are due March 31 each year

• Missed payments accrue 1.5% interest monthly

• Delinquent balances can lead to liens and sheriff sales

🛡️ Tax Relief Programs

Philadelphia offers multiple income-based and special programs, including:

• OOPA (payment plans for owner-occupants)

• Senior Tax Freeze

• LOOP (for long-time owner-occupants)

• Installment Plans

• Homestead Exemption

• Catastrophic Damage Adjustments

• Veterans & Non-Profit Exemptions

Need help navigating them? I’ve got you.

🧠 Should You Appeal?

Yes, if:

• Your home’s assessment is noticeably higher than recent local sales

• There are inaccuracies in your home’s records (square footage, condition, etc.)

• Your property is in significantly worse condition than others assessed similarly

• You’ve had a major increase without a clear reason

✅ Next Steps: Get a Free CMA

A successful appeal depends on solid data. I offer free Comparative Market Analyses (CMAs) to show how your home stacks up to recent sales. This helps you:

• See if your appeal has merit

• Avoid overpaying in taxes

• Make an informed case to the BRT

📞 Thinking of selling or tired of dealing with tax hikes?

Let’s talk strategy—whether it’s appealing your tax bill, renting your home, or cashing out.

Ready to Appeal?

You can begin your appeal online or by contacting the BRT directly:

📩 Appeal Form Contact Page

📞 Call 311 for assistance in multiple languages