Allegheny County, PA property tax appeal guide for 2027

Allegheny County's 2027 annual appeal filing window runs from July 1, 2026 through September 1, 2026. The county says 2027 annual appeals may be submitted online, by email, or in person, and that the 2027 Common Level Ratio is 49.3% for current market value arguments starting in September 2026. [Allegheny County BPAAR]
(https://www.alleghenycounty.us/Services/Property-Assessments-and-Real-Estate/Appeals/Board-of-Property-Assessment-Appeals-and-Review-BPAAR?OC_EA_EmergencyAnnouncementList_Dismiss=b11121e5-83d1-43e2-85ed-a398efa900f6)

For planning purposes, TaxSauce uses a verified estimated effective tax rate of 1.52% for Allegheny County. That rate helps translate a possible assessment difference into an estimated annual tax impact, but it is not a promise of savings or a prediction of the Board's decision.

What the Board reviews

The official appeal body is the Board of Property Assessment Appeals and Review. Allegheny County states that the Board hears and decides appeal hearings under the Board's Rules, while the Office of Property Assessments administers hearing notices, scheduling, postponements, and withdrawals. [Allegheny County BPAAR]
(https://www.alleghenycounty.us/Services/Property-Assessments-and-Real-Estate/Appeals/Board-of-Property-Assessment-Appeals-and-Review-BPAAR?OC_EA_EmergencyAnnouncementList_Dismiss=b11121e5-83d1-43e2-85ed-a398efa900f6)

For a home value dispute, the local filing label is Value Appeal. A homeowner may argue that the County certified assessed value is too high under one of two valuation approaches:

• Base Year Value as of January 1, 2012, because Allegheny County uses a 2012 base year.
• Current Market Value for the 2027 appeal cycle, with the proven current market value multiplied by the 49.3% Common Level Ratio.

Example: if evidence supports a current market value of $300,000, the 2027 assessment argument would apply the 49.3% CLR, producing a supported assessed value of $147,900 before any other case-specific issues.

Filing options and timing

Annual appeals for 2027 are prospective. That means the appeal is filed in 2026 for the 2027 tax year. Allegheny County's 2027 annual appeal window is July 1, 2026 through September 1, 2026, and the county identifies online, email, and in-person filing options. [Allegheny County BPAAR]
(https://www.alleghenycounty.us/Services/Property-Assessments-and-Real-Estate/Appeals/Board-of-Property-Assessment-Appeals-and-Review-BPAAR?OC_EA_EmergencyAnnouncementList_Dismiss=b11121e5-83d1-43e2-85ed-a398efa900f6)

The Board's Rules say appeals are filed through the Allegheny County Assessment website, by mail, or in person at the County Office Building, and that the ASSESSMENT APPEAL FORM is used to appeal the County's certified assessed value for a particular year. The Rules also state that no evidence is included with the appeal form. [BPAAR Rules and Regulations]
(https://www.alleghenycounty.us/files/assets/county/v/3/government/property-assessments-and-real-estate/documents/bpaar/bpaar-board-rules-and-regs.pdf)

Evidence to prepare after filing

Do not attach evidence to the annual appeal form. The Board's Rules state that all documents and evidence must be submitted to the Board at least 10 days prior to the hearing date. [BPAAR Rules and Regulations]
(https://www.alleghenycounty.us/files/assets/county/v/3/government/property-assessments-and-real-estate/documents/bpaar/bpaar-board-rules-and-regs.pdf)

Allegheny County's hearing guidance says property owners, other interested parties, and the three taxing bodies may present relevant evidence supporting an opinion of value. It also says evidence must be submitted to opposing parties, and identifies examples such as photographs, appraisals, estimates, invoices, and other evidence relevant to the property's value. [Hearing Day Process]
(https://www.alleghenycounty.us/Services/Property-Assessments-and-Real-Estate/Appeals/Hearing-Day-Process)

For comparable-sale evidence, use recent arm's-length transactions where possible. The verified local standard favors sales within the 12 months ending September 1, 2026, involving similar properties with close square footage, bedrooms, and baths, located in the same neighborhood and school district when available. Allegheny County does not publish a fixed mileage radius or a fixed number of comparable sales, so TaxSauce treats roughly 1 mile and up to 5 strong sales as conservative screening values, not county rules.

What can happen at the hearing

Allegheny County states that the Board of Property Assessment Appeals and Review may increase, decrease, or sustain the assessment based on evidence of value presented at the hearing. [Hearing Day Process]
(https://www.alleghenycounty.us/Services/Property-Assessments-and-Real-Estate/Appeals/Hearing-Day-Process)

That risk matters. A filing should be reviewed before submission, especially when recent sale prices, unfinished repairs, unusual property features, exemptions, or taxing-body interests could affect the hearing record.

Other issues the Board may hear

The 2027 annual Value Appeal is the most relevant filing type for a homeowner challenging assessed value. The Board may also hear other authorized assessment or exemption matters, including:

• Tax-Exempt Status Appeal
• Catastrophic Loss Value Appeal
• Preferential Assessment / Clean and Green Appeal
• LERTA Appeal
• New Home Construction Local Tax Abatement Appeal
• Public Utility Realty Tax Act Appeal
• Other Assessment and Exemption Matters

Special filing rules may apply to matters outside the annual certified assessed value appeal. The Board's Rules distinguish the ASSESSMENT APPEAL FORM from the SPECIAL APPEAL FORM, and state that the SPECIAL APPEAL FORM is used for interim assessments, notices of assessment change, and abatement or exemption determinations. [BPAAR Rules and Regulations]
(https://www.alleghenycounty.us/files/assets/county/v/3/government/property-assessments-and-real-estate/documents/bpaar/bpaar-board-rules-and-regs.pdf)

Local appeal volume context

Allegheny County appeals can be high volume. A Pittsburgh law firm reported that more than 30,000 assessment appeals were filed in 2022 and 2023, and the Western Pennsylvania Regional Data Center publishes Allegheny County filed annual appeals data from 2023 forward. [Metz Lewis]
(https://www.metzlewis.com/2024-property-assessment-appeals-in-allegheny-county/) [WPRDC Filed Property Assessment Appeals]
(https://data.wprdc.org/dataset/filed-property-assessment-appeals)

How TaxSauce helps

TaxSauce can estimate potential tax impact, organize property facts, screen comparable sales, prepare a draft evidence packet, and help the user review filing details. Users choose whether to file, consent to any submission support, and are responsible for sharing or submitting materials by the applicable Allegheny County deadline.