Real Estate Appeals
All property owners have the right to appeal their assessment if they feel the assessment is not fair, uniform or at fair market value. A taxpayer may file an annual appeal between July 1st and September 1st of any given year to be effective for the next tax year or within 40 days of receiving a change of value notice.
The Board of Assessment requires a separate appeal form to be filed for each parcel being appealed.
Click here for form. There is a non-refundable filing fee of $15.00 for residential appeals and a $50.00 fee for all other appeals including commercial, industrial, and Clean & Green. There is a separate appeal form required for Clean & Green appeals.
Click here for Clean & Green form.
All real estate assessment appeals must be based on market value. The taxes or your ability to pay them cannot be appealed.
All appeals are heard by the Board of Assessment.
Click here for additional information regarding appeals.
Frequently Asked Questions About
Real Estate Appeals
What recourse do I have if I don’t agree with the assessment?
You may appeal the assessment by completing an appeal form and filing it between July 1
st to September 1
st. Please read the Real Estate booklet
(Click here for the booklet) on filing a real estate appeal.
A change of assessment notice must be appealed within forty (40) days of the date of the notice.
What is the basis to appeal?
You have a valid claim for reduction only if you can demonstrate that your assessment is in excess of current market value. The law presumes the assessment value is correct until proven otherwise.
High taxes and/or ability to pay are not valid reasons to appeal.
Who hears the appeal?
All appeals are heard by the Board of Assessment Appeals.
Is there a fee to file a Real Estate Appeal?
There is a non-refundable filing fee of $15.00 for residential appeals and a $50.00 fee for all other appeals including commercial, industrial, and Clean & Green.
May I appeal the value of the house or land separately?
No, when appealing, you must appeal the total value of the property. We will not consider the appeal of either land or buildings as separated from the total value.
What documentation am I required to submit as proof of market value?
· Certified Appraisal (within last 3 years)
· Recent sales of similar properties
· Photos of inside of house if in run down condition
· Perc Test results
· Township ordinances
If you are unsure about what other documentation you may submit, please contact the Lycoming County Assessment Office.
Will the real estate appeal affect my taxes for the current year?
No, annual appeals are always effective for the following year. You are still responsible to pay your taxes. If the appeal is from a change of assessment notice, it may affect your current taxes, but the taxes should be paid along with a letter stating “You are paying your taxes in protest”.
What if I don’t agree with the value that is arrived at by Board of Assessment, after filing a real estate appeal?
You will be sent a date and time to appear before the Board of Assessment, to present your case. If you still do not agree with the value that is arrived at you have 30 days to file an appeal with the Court of Common Pleas.
May I compare my house to my neighbor’s house if it hasn’t sold?
No, comparable properties must have sold in the past three years.