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2023 Philadelphia Property Tax Appeal: Philadelphia BRT

For property owners who received their property assessment and would like to file an appeal with Phila BRT (Board of Revision of Taxes)

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The Philadelphia Real Estate Tax

DUE DATE: March 31st 

YEARLY TAX RATE: 1.3998% of the assessed property value


Who Pays The Tax?
Important Dates
If I'm Late, Is There A Penalty?
Do I Qualify for a Reduction?
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Tax Abatement

Originally passed in 1997, and in effect since 2000, the Philadelphia Tax Abatement Program was originally conceived to encourage new development, affordability, and vitalization in the city.  While other factors have also played a role, the tax abatement catalyzed development that otherwise may not have occurred and has led to increases in total tax revenue.

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Homestead Exemption

The Homestead Exemption offers Real Estate Tax savings to all Philadelphia homeowners by reducing the taxable assessment of their primary residence by $80,000. Most homeowners will save about $1,119 a year on their Real Estate Tax bill starting in 2023. Once the City accepts an application, property owners never have to reapply for the exemption. They will receive property tax savings every year, as long as they continue to own and live in the property.

Can I Lower My Property Taxes?

The City offers a number of ways to lower your Philadelphia Real Estate Taxes through programs and exemptions such as:

1 \ Homestead Exemption

for all Philadelphia homeowners who complete an application. This program reduces the taxable portion of your property assessment by $45,000 in effect for 2020 Real Estate Tax bills and future years

2 \ Property tax abatement

for both residential and commercial projects. Abatements encourage new construction or the rehabilitation of properties by making them more affordable.


3 \ Non-profit tax exemptions 

for qualifying non-profit organizations.


4 \ Catastrophic loss adjustment

for people whose property has been damaged by a fire or other natural disaster. To qualify for a catastrophic loss, the damage must result in a decrease of 50% or more in property value

5 \ Disabled Veterans Real Estate Tax Exemption

which permits the purchase, sale, mortgage, purchase, construction, or purchase of a veteran’s home to be exempt from real estate tax if the veteran has a service-connected disability.


In Philadelphia, if you own a taxable property, you must pay Real Estate Tax, including school taxes. Even if you don't own the property, but have an interest in it, such as living there, it's your responsibility to ensure the taxes are being paid. Same for the School tax, it doesn't matter if you have kids in school, we all pay the city school tax.


Payments and assessments are due and payable on March 31. The Department of Revenue usually mails Real Estate Tax bills to property owners in December. October 31, 2023 is the deadline to appeal with BRT. 

The City of Philadelphia and the School District of Philadelphia both impose a tax on the sale of all real estate in the City and school district. For the 2024 tax year, the rates are:

0.6317% (City) + 0.7681% (School District/School Tax) = 1.3998% (total)

The amount of Real Estate Tax you owe is determined by the value of your property, as assessed by the city Office of Property Assessment (OPA). If you disagree with your property assessment, you can file an appeal with the City Board of Revision of Taxes (BRT). Appeals must be filed by the first Monday in October of the year prior to the tax year you are appealing. (For example, to dispute an increase to your property assessment that is set to take effect in the 2024  tax year, you would need to file an appeal by the first Monday in October 2023.)


If you fail to pay your Real Estate Taxes by March 31, increased charges – which include interest – will be added to the principal amount of the tax. Collectively called “additions,” these charges accrue at the rate of 1.5% per month, beginning April 1 until January 1 of the following full tax year thereafter.

If the taxes remain unpaid on January 1 of the following tax year then:

  • A 15% maximum addition is added to the principal balance.

  • The taxes are registered delinquent.

  • Liens are filed in the amount of the total delinquency, including additions.

  • The City can begin the process of selling your home at a sheriff sale.


The due date to pay your Real Estate Tax is March 31.

The City of Philadelphia also offers a number of income-based assistance programs for owner-occupied households and senior citizens. These programs include:

Pennsylvania also offers an income-based program for senior citizens Property Tax/Rent Rebate Program. Visit the Commonwealth of Pennsylvania website for full eligibility and application details.


You can also call the Commonwealth’s Philadelphia District Office at (215) 560-2056. You do not need a receipt for real estate taxes paid to the City to apply for the Commonwealth’s Property Tax Rebate.






To check your current or owed taxes, visit https://property.phila.gov/ and then take these steps (city hall is used in the examples below ):


How do I Find my Poperty Tax Online?

          Using the Search Bar look up your Address

philadelphia tax appeal 101

Here you will see the assessed value information, make sure to verify what you see is updated and not from a previous year. Records for assessed value go back to 2015. 

philadelphia brt

Scroll down on this page and click "VIEW THE TAX BALANCE" to see any tax balance owed on the property you searched. 

philly BRT

Not seeing your updated 2024 tax balance. No worries, we can calculate it. In order to estimate your 2024 property tax, multiply your property's newest assessed value by Philly's current real estate tax rate: 1.3998% (or .013998). ex. assessed value is $200,000 x .013998 = an estimated $2,799.06 in 2024 taxes. 

Make sure all the details are correct for the property, it is possible there may be an error that is causing your real estate taxes to be higher than they should be. If you find an error or something doesn't add up you may want to submit an appeal and follow the next steps.


How do I appeal my Philadelphia Property Tax?
Begin Your Appeal Now

The Board of Revision of Taxes (BRT) hears property assessment appeals. The Office of Property Assessment (OPA) decides the dollar value of every piece of real estate within Philadelphia and that value determines how much property tax is owed. Owners who disagree with the OPA can file an appeal with the BRT.

File a real estate market value appeal if:

  • You think the City’s value of your property is too high or too low.

  • The value doesn’t match similar properties in your area.

  • There is a mistake about your property’s square footage, condition, or other characteristics.

Owners can also appeal other decisions that affect the sale of their property, including denied abatement fee applications, denied non-profit fee exemptions, filed late (nunc pro tunc) petitions, Homestead Exemptions, and eminent domain awards.

BRT’s office is open to employees and the public Monday through Friday, from 8:30 a.m. to 4:30 p.m.

Phila BRT

Click to access the form to file an appeal with the Board of Revision of Taxes

also known as Philadelphia BRT.

Calling 311 provides direct access to City information, services, and real-time service updates. Multiple languages are available.

If the property has a market value of $1,000,000 or more, or if any party to the appeal asserts or presents evidence to the BRT that the property in question has a Market Value of $1,000,000 or more, the BRT requires the submission of six (6) hard copies and one (1) electronic copy of a current Real Estate Appraisal or Property Appraisal-Summary Appraisal Report, with an effective date of January 1, 2024, that has been prepared by a Pennsylvania State Certified General Appraiser or a Certified Pennsylvania Evaluator.

The BRT Value Summary Cover Sheet must also be submitted with the Appraisal Report, for all non-residential parcels. All appraisals must be submitted to the BRT at the address above at least thirty (30) days prior to the scheduled BRT public hearing and via e-mail to appealinquiry@phila.gov.

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