LANCASTER COUNTY, PENNSYLVANIA · 2026 PROPERTY TAX GUIDE
Lancaster Property Tax: Look Up Your Bill, Pay Online, Check Millage Rates & Calculate Taxes
Need to find Lancaster property taxes by address, pay a county or city bill, look up your property’s assessed value, or estimate the total tax? Lancaster County residents commonly pay separate real estate taxes to the county, their municipality, and their school district.
This guide explains which tax office to use, the 2026 millage rates, online payment fees, actual bill deadlines, homestead exclusions, property tax rebates, assessment appeals, and the major 2027 reassessment changes.
Reviewed October 11, 2026 · Lancaster County and Lancaster City, Pennsylvania · Current 2026 tax rates and 2027 reassessment guidance
START HERE
Where Can You Look Up or Pay Lancaster Property Taxes?
The correct service depends on whether you need a county or municipal bill, Lancaster City bill, school district bill, property assessment, or delinquent tax account.
County Tax Bills
Look up and pay county-collected taxes for supported municipalities, review online payment fees, and find collection office details.
Official County Payment ↗City Real Estate Tax
Use the city’s own bill payment service for City of Lancaster property tax accounts.
Official City Payment ↗Property Values
Search property assessment records, view current valuation, check reassessment information, and access appeals.
Official Property Search ↗This article covers Lancaster County, Pennsylvania, including Lancaster City, Manheim Township, East Hempfield, West Hempfield, Ephrata, Lititz, Columbia, Elizabethtown, Mount Joy, New Holland, and nearby boroughs and townships. It does not apply to Lancaster County, South Carolina, or the City of Lancaster, California.
01 / TAX BILL & PROPERTY SEARCH
How to Look Up Lancaster Property Taxes by Address, Owner or Parcel Number
For a county-collected tax bill, Lancaster County’s online system uses the property account number printed on the bill. The official instructions contain one particularly useful detail: enter the tax bill’s ACCOUNT NUMBER into the PARCEL NUMBER search field.
County-collected account search and authorized payments.
Step-by-step property tax lookup
- Open the official county payment page.
Visit the Lancaster County Pay County Tax Bill Online service.
- Read and accept the terms.
The county requires users to acknowledge its payment instructions before continuing.
- Find the property search form.
Proceed to the county’s property account search screen.
- Locate the account number from your tax bill.
This is especially useful for a precise search.
- Enter the account number in the Parcel Number field.
The county explicitly instructs taxpayers to put the bill’s account number into this field. Other fields can usually remain blank when using the account number.
- Click Search.
Review the matching account and property address.
- Verify the tax type and year.
Make sure you are viewing the county or municipal tax you intend to pay rather than a different collector’s bill.
- Check the balance.
Review available payment and collection status information.
- Choose an eligible payment option.
Proceed only after verifying the account information.
How to find your Lancaster County property assessment
The County Property Assessment Office provides a free assessment records search. Current assessment values and the separately released 2027 reassessment values should be treated as different tax-year data.
- Open the County Property Assessment page.
Use the government link below.
- Select View Property Assessment Records.
This opens the county-linked public property database.
- Search for the property.
Use supported address, owner or parcel identifiers.
- Verify the parcel.
Compare the address, location and property characteristics.
- Review land and improvement values.
Look for the total current assessed value used for existing tax bills.
- Open 2027 Reassessment Property Records separately.
Use the new reassessment search if you want to see the updated values for the next tax year.
- Check the correct tax year before estimating.
Never combine a new 2027 reassessed value with old 2026 millage rates.
02 / ONLINE PROPERTY TAX PAYMENT
How to Pay Lancaster County Property Taxes Online
Lancaster County’s authorized online payment system supports electronic checks, debit cards and credit cards. Processing fees differ by method.
These charges are from the county’s online payment instructions. Confirm the current total with its authorized vendor before payment.
Step-by-step county payment
- Open Pay County Tax Bill Online.
Start from the official county website.
- Accept the conditions.
Review the payment types, deadlines and system instructions.
- Search for your account.
Enter the account number shown on the bill in the Parcel Number field.
- Confirm the property.
Verify the tax year and the address displayed.
- Check your collection status.
Determine whether the bill is current or has already entered delinquent tax collection.
- Review the exact amount due.
The online system does not ordinarily accept a self-selected partial payment.
- Select electronic check, debit or credit card.
Compare the listed payment processing charges.
- Verify U.S. bank requirements.
The county specifies that funds must originate from a United States bank account.
- Submit payment once.
Save the official confirmation and amount charged.
- Verify the tax payment posted.
The county says record updates can take up to four business days.
Can you pay Lancaster property taxes at a bank?
Yes, county payment guidance allows eligible county-collected real estate taxes to be paid at Lancaster County Fulton Bank branches when you present a copy of the tax bill. Payments are also accepted at the Treasurer’s office and by mail.
Mail-in payment address
PO Box 3894
Lancaster, PA 17604
Send a check or money order with the remittance stub. If you do not have the stub, identify the account number, parcel number and property address with your payment.
For current Treasurer-collected bills, the county generally uses the qualifying postmark date. Its Tax Claim Bureau handles delinquent accounts differently and does not honor a postmark for tax-claim payment timing.
03 / PROPERTY TAX DEADLINES
Lancaster Property Tax Due Dates for 2026
Lancaster has different county/municipal and school tax billing schedules. The correct dates depend on your actual bill, collector and municipality.
City of Lancaster 2026 real estate tax dates
| Payment category | 2026 due date | Meaning |
|---|---|---|
| City discount deadline | April 14, 2026 | Deadline for qualifying discount payments. |
| City base amount deadline | June 9, 2026 | Normal base payment deadline. |
| City installment 1 | March 10, 2026 | First payment under qualifying installment option. |
| City installment 2 | June 9, 2026 | Second installment. |
| City installment 3 | September 8, 2026 | Third installment. |
| End of city collection period | December 31, 2026 | Unpaid accounts proceed to tax-claim collections. |
School district real estate taxes
School bills often run on a separate summer-to-year-end cycle. The Lancaster County Tax Collection Bureau (LCTCB), which collects real estate school taxes for multiple local districts, lists these dates:
| School tax payment stage | 2026 date |
|---|---|
| Tax bills mailed | About July 1 |
| 2% discount deadline | August 31 |
| Base amount deadline | October 31 |
| Penalty period | November 1–December 31 |
| Installment 1 | August 31 |
| Installment 2 | October 31 |
| Installment 3 | December 31 |
| Transfer of unpaid taxes | After December 31 |
Which 2026 deadlines have already passed?
As of October 11, 2026, Lancaster City’s discount, base and installment deadlines have passed. For qualifying LCTCB-collected school bills, the August 31 discount period has passed, while the October 31 base period and December 31 final collection period remain relevant.
County and municipal bills collected by other local offices may have their own schedule. Use the printed bill or official collector instructions to confirm the payment status.
Official LCTCB School Tax Schedule ↗04 / 2026 COUNTY, CITY & SCHOOL MILLAGE
What Is the Lancaster Property Tax Rate in 2026?
Lancaster County’s official 2026 real estate tax rate is 3.201 mills. That means the county component alone is $3.201 in tax for each $1,000 of applicable assessed value.
Your total tax also depends on the municipality and school district. For Lancaster City property in the School District of Lancaster, the published 2026–2027 combined example is:
The combined example applies to parcels subject to all three of these specific rates. Properties elsewhere in Lancaster County must use their own municipal and school district rates.
Selected 2026–2027 Lancaster County school district rates
| School district | 2026–2027 millage |
|---|---|
| School District of Lancaster | 26.6749 |
| Columbia Borough | 25.2600 |
| Conestoga Valley | 16.7623 |
| Donegal | 21.0926 |
| Eastern Lancaster County | 14.4546 |
| Elizabethtown Area | 21.1569 |
| Hempfield | 19.8786 |
| Lampeter-Strasburg | 19.4196 |
| Penn Manor | 19.8858 |
| Pequea Valley | 17.2629 |
| Solanco | 13.7352 |
School rates shown here are published 2026–2027 figures from the City of Lancaster and Lancaster County Tax Collection Bureau. Other districts or parcels may use different levies and require confirmation through the County Millage Rates documents.
Current and historical rate schedules for Lancaster municipalities.
How does Lancaster’s millage work?
For example, a Lancaster City property assessed at $200,000 with all three listed rates would have a basic total tax of $8,503.18, before exemptions, discounts or other changes.
05 / PROPERTY TAX CALCULATOR
Lancaster Property Tax Calculator: County, Municipality & School
Use the 2026 tax-year assessed value, the county rate, the applicable municipality rate and the actual school district rate.
Calculate Your Estimated Annual Lancaster Taxes
The initial example represents a qualifying Lancaster City / School District of Lancaster property. Edit the municipality and school millage for any other Lancaster County location.
This calculator is an estimate only. It is not a county tax certification or a payment balance. Use the correct 2026 assessed value, not the 2027 reassessment notice.
Example calculation for Lancaster City
| Tax component | Calculation for $200,000 assessment | Tax |
|---|---|---|
| County | $200,000 × 3.201 / 1,000 | $640.20 |
| City | $200,000 × 12.64 / 1,000 | $2,528.00 |
| School | $200,000 × 26.6749 / 1,000 | $5,334.98 |
| Total | 42.5159 mills | $8,503.18 |
06 / IMPORTANT 2027 COUNTY REASSESSMENT
Lancaster County 2027 Property Reassessment: New Values, Appeal Deadline & Future Taxes
Lancaster County has completed a major countywide reassessment for values taking effect January 1, 2027. The previous general reassessment took effect January 1, 2018.
New 2027 reassessment notices were mailed beginning June 15, 2026. These notices show updated property valuations based on the county’s mass appraisal process.
Why an assessment increase doesn’t necessarily equal a tax increase
The county’s 2027 reassessment information explains that millage rates will be adjusted to account for reassessment changes. The City of Lancaster also describes requirements for taxing authorities to adjust rates in connection with the reassessment.
Individual property tax results can still change because assessments do not necessarily change at the same percentage for every property. Some properties may pay more, others less, and others approximately the same.
How to check your new 2027 assessment
- Open the County Property Assessment website.
Find the special 2027 reassessment section.
- Select 2027 Reassessment Property Records.
Open the official reassessment database.
- Search for the property.
Verify the parcel and account information.
- Review the reassessed market value.
Compare the notice against known property characteristics.
- Inspect land and building data.
Look for acreage, condition, improvements and factual errors.
- Contact the Assessment Office for corrections.
Use official county channels rather than paid reassessment services.
- Check the new tax rates when adopted.
Wait for the 2027 rates before estimating 2027 tax liability.
New valuation search, owner guides, appeal rules and tax-rate explanation.
07 / PROPERTY TAX RELIEF
Lancaster County Homestead Exclusion, Senior Rebates & Property Tax Assistance
Homestead and Farmstead Exclusions
Pennsylvania’s Homestead and Farmstead Exclusion program may reduce school property taxes for qualifying properties in participating school districts. The amount excluded and resulting tax reduction vary by school district and year.
For example, Hempfield School District published the following 2026–2027 figures:
These Hempfield figures should not be applied to every Lancaster County property. Other school districts have separate qualifying exclusion amounts.
How to apply for a Homestead Exclusion
- Find your school district.
Use your tax bill or property assessment record.
- Check the county’s Homestead information.
See whether the parcel is already enrolled.
- Confirm principal residence requirements.
Review owner occupancy and eligibility rules.
- Obtain the official application.
Use the form provided through the county Assessment Office.
- Submit the application by the applicable deadline.
Retain proof of filing and verify the required tax year.
- Confirm the benefit on the school bill.
Check that the exclusion has been applied when expected.
County Assessment staff warn that recently submitted applications may not immediately appear on the online search. Contact the office for confirmation when necessary.
Pennsylvania Property Tax/Rent Rebate Program
Pennsylvania operates a Property Tax/Rent Rebate Program for qualifying older adults and people with disabilities. It is administered by the Pennsylvania Department of Revenue, not by a Lancaster County real estate tax payment portal.
Eligibility depends on age or disability, income, ownership or rental status, and the applicable program year. The state program may help qualified homeowners and renters offset part of their taxes or rent.
Pennsylvania Property Tax/Rent Rebate — Official Eligibility & Application ↗Disabled veterans and other exemptions
Pennsylvania provides certain real estate tax exemptions for qualifying disabled veterans, subject to service, disability, financial and property requirements. Some properties may also qualify for specialized exemptions under Pennsylvania law.
Check with the county assessment authority and the Pennsylvania Department of Military and Veterans Affairs rather than assuming disability status alone removes all property taxes.
08 / PROPERTY ASSESSMENT APPEALS
How to Appeal Your Lancaster County Property Assessment
The Lancaster County Board of Assessment Appeals considers eligible disputes about the assessed value of real property.
Appealing an assessment means disputing the property’s valuation, not merely asking for a lower tax rate or a reduction because the overall bill is expensive.
Important appeal dates
| Appeal category | Deadline or rule | Status |
|---|---|---|
| 2027 reassessment appeal | August 3, 2026 | General filing deadline has passed. |
| Ordinary annual assessment appeal | Typically August 1, with applicable year-specific guidance | County currently indicates the next regular opportunity concerns 2028. |
| Interim change-of-assessment appeal | Generally within 40 days of the applicable change notice | Depends on notice and assessment circumstances. |
Assessment appeal steps
- Find the property’s official value.
Open Lancaster County Property Assessment Records.
- Determine the appropriate tax year.
Use the right assessment for the year being challenged.
- Review factual property characteristics.
Check building area, condition, lot dimensions and improvements.
- Collect relevant comparable sale evidence.
Compare similar properties in the relevant assessment period.
- Open the Appeals page.
Review the current year’s procedures, forms and filing deadlines.
- Complete the appropriate form.
Provide the correct owner, parcel and property valuation information.
- Sign and submit using an authorized method.
The county’s 2027 reassessment process required a signed form submitted by mail or hand delivery.
- Keep evidence of timely filing.
Retain the submission and related documents.
- Prepare for the hearing.
The Board evaluates evidence about fair market value and the resulting assessment.
- Review the written determination.
Additional appeal rights may exist under Pennsylvania law and have separate deadlines.
Rules, forms, procedures and assessment appeal guidance.
09 / UNPAID PROPERTY TAXES
What to Do If Lancaster Property Taxes Are Delinquent
Unpaid county, municipal and school property taxes can be transferred to the Lancaster County Tax Claim Bureau, which handles delinquent real estate taxes and tax-sale procedures.
Once an account is in tax-claim collection, its current payoff can differ from the original bill because of penalties, interest and collection charges.
Steps for an overdue property tax account
- Identify the unpaid bill.
Determine whether it is county, municipal, school or already in Tax Claim collection.
- Find the parcel and account number.
Use the prior bill or assessment search.
- Contact the appropriate collector.
For transferred delinquent accounts, ask the Tax Claim Bureau.
- Request the current amount required.
Include accrued interest and statutory collection costs.
- Ask whether payment restrictions apply.
The county sometimes turns off online Tax Claim payments before certain collection and tax-sale dates.
- Pay through the authorized channel.
Follow the account-specific instructions and do not assume a partial payment is accepted online.
- Keep confirmation.
Verify that the delinquent record is satisfied or that any agreement is properly documented.
10 / HOMEOWNER & HOMEBUYER GUIDE
Lancaster Property Taxes After Buying a Home
The prior owner’s tax bill may be useful, but the property’s assessment, school district, exemptions, escrow arrangements and reassessment period should also be checked.
Before purchasing
- Confirm parcel and tax account identifiers.
- Review 2026 assessed value and the new 2027 reassessment.
- Identify the actual municipality.
- Determine the school district and millage.
- Check outstanding bills or tax claims.
- Confirm applicable homestead exclusion status.
- Review tax prorations at closing.
After purchasing
- Update mailing address information.
- Confirm ownership appears in county records.
- Apply for eligible homestead benefits.
- Verify your lender’s escrow payment schedule.
- Check county and school tax deadlines separately.
- Keep receipts and paid tax records.
- Watch for subsequent assessment notices.
11 / COMMON PROBLEMS
Lancaster Property Tax Problems and Practical Solutions
| Problem | Likely issue | Next step |
|---|---|---|
| Can’t find the property in county payment search | Wrong identifier or collector | Enter bill account number in Parcel Number field; verify tax collector. |
| City bill missing from county portal | Separate City of Lancaster service | Use the City Treasury’s online tax payment portal. |
| School tax not shown | Different school tax collector | Find the collector listed on your school bill. |
| Payment not reflected | Posting delay | Allow normal processing or call Treasurer. |
| Assessment increased sharply for 2027 | Countywide reassessment | Do not apply 2026 millage; check 2027 rate adoption. |
| Incorrect building or land characteristics | Assessment record issue | Contact Property Assessment for correction. |
| Homestead exclusion missing | Application or processing issue | Verify enrollment with Property Assessment Office. |
| Late tax collection notice | Unpaid tax referred to Tax Claim | Contact Tax Claim Bureau for current payoff. |
| Mortgage lender supposed to pay | Escrow or forwarding issue | Check lender records and collector posting. |
| Need official tax certification | Online lookup is informational | Request certification from Treasurer. |
| Received fake tax relief form offer | Possible misinformation or scam | Use official Pennsylvania tax relief programs only. |
12 / TAX PAYMENT CHECKLIST
Before You Pay Lancaster Property Taxes
13 / OFFICIAL GOVERNMENT CONTACTS
Lancaster County Treasurer, Assessor, City Treasury & School Tax Offices
Lancaster County Treasurer
Handles: County and eligible municipal tax collections, online payment questions and official tax certifications.
Address: 150 North Queen Street, Suite 122, Lancaster, PA 17603
Phone: 717-299-8222
Hours: Monday–Friday, 8:30 a.m.–4:30 p.m.
Official Treasurer & Tax Collectors ↗Lancaster County Property Assessment
Handles: Assessed values, public property records, 2027 reassessment and appeals.
Address: 150 North Queen Street, Suite 310, Lancaster, PA 17603
Phone: 717-299-8381
Email: PAQuestions@LancasterCountyPA.gov
Hours: Monday–Friday, 8:30 a.m.–5 p.m.
Official County Assessment ↗City of Lancaster Treasury
Handles: Lancaster City real estate tax bills, city payments and city tax deadlines.
Address: 39 West Chestnut Street, Lancaster, PA 17603
Phone: 717-735-3425
Hours: Monday–Friday, 8:30 a.m.–5 p.m.
Official City Tax Office ↗Lancaster County Tax Collection Bureau
Handles: School real estate tax bills for the districts it administers.
Office: 1845 William Penn Way, Lancaster, PA 17601
Phone: 717-569-4521, option 4
Contact the Bureau to determine if it handles your school district account.
Official Real Estate Tax Office ↗14 / FREQUENTLY ASKED QUESTIONS
Lancaster Property Tax FAQs
What is the Lancaster County property tax rate in 2026?
The county’s real estate millage is 3.201 mills for 2026, equal to $3.201 per $1,000 of assessed value. Municipal and school taxes are additional.
What is the Lancaster City property tax rate?
Lancaster City’s 2026 municipal real estate tax rate is 12.64 mills. The county rate is 3.201 mills and the School District of Lancaster’s 2026–2027 rate is 26.6749 mills.
What is the combined Lancaster City tax rate?
For parcels subject to the specified Lancaster City, county and School District of Lancaster levies, the combined basic millage is 42.5159 mills. Confirm the actual school district and parcel before using that rate.
How do I look up Lancaster property taxes online?
Use Lancaster County’s official property assessment search for property values, and the Treasurer’s tax payment search for supported county-collected bills. Lancaster City and some school bills use separate services.
Where can I pay Lancaster County property taxes online?
Use the County Treasurer’s Pay County Tax Bill Online service. Follow the county terms and enter your tax bill’s account number in the Parcel Number search field.
Can I pay Lancaster City property taxes online?
Yes. The City of Lancaster provides a separate Real Estate Tax Online Payment link through its Pay Utility & Real Estate Tax Bills page.
What are Lancaster County online payment fees?
The county lists an electronic check fee of $2, debit fee of $4, and credit card fee of 2.55% with a minimum of $2. Check the final authorized checkout before submitting payment.
Can I pay Lancaster property taxes at Fulton Bank?
Lancaster County allows eligible county-collected real estate tax payments at Fulton Bank branches in Lancaster County when the taxpayer presents the bill.
When were Lancaster City property taxes due in 2026?
The published discount deadline was April 14 and base deadline June 9. The city installment dates were March 10, June 9 and September 8, 2026.
When are Lancaster school taxes due?
For school districts using the Lancaster County Tax Collection Bureau schedule, the discount period ends August 31, base period October 31, and final penalty-period collection ends December 31. Verify the collector named on your actual school bill.
How do I calculate Lancaster property tax?
Multiply your property’s applicable assessed value by the combined county, municipality and school district millage, then divide by 1,000. Adjust for qualifying school homestead exclusions or other credits.
How do I look up my Lancaster County assessed value?
Visit the Property Assessment Office’s official search service and find the correct property by available identifiers. Separate links provide current assessment records and 2027 reassessment records.
What happens with Lancaster County’s 2027 reassessment?
Countywide new assessed values become effective January 1, 2027. The county says 2026 millage rates should not be applied to those new values because tax rates will be adjusted.
When was the Lancaster 2027 reassessment appeal deadline?
The county mailed reassessment notices on June 15, 2026 and set August 3, 2026 as the general reassessment appeal deadline. That deadline has passed.
Can I still file an assessment appeal?
Separate interim appeal rights may exist for a qualifying assessment-change notice. The county says the next regular annual appeal opportunity concerns 2028. Review its current Board of Assessment Appeals instructions.
Does Lancaster have a Homestead Exemption?
Qualifying homeowners may receive school real estate tax reductions under Pennsylvania’s Homestead and Farmstead Exclusion program. The amount depends on the school district and approved application.
Can seniors get property tax relief in Lancaster County?
Eligible older homeowners and renters may qualify for Pennsylvania’s Property Tax/Rent Rebate Program, subject to applicable age, income and other requirements.
What should I do if Lancaster property taxes are delinquent?
Contact the Lancaster County Tax Claim Bureau at 717-299-8232 for current payoff and collection requirements. A delinquent balance may include interest, penalties and collection costs.
Does a mortgage escrow company automatically pay all Lancaster taxes?
Not necessarily. Ask your mortgage servicer which county, municipal and school bills it covers. Some school collectors send bills directly to the owner, who may need to forward them.
Is PropertyTaxUSA.org an official Lancaster County tax website?
No. PropertyTaxUSA.org is independent. Official tax collection, property assessment and appeals are handled by Lancaster County and the appropriate local governments and school tax offices.
OFFICIAL SOURCES
Lancaster Property Tax Government Resources
- Lancaster County Treasurer — Online Payments, Fees and Tax Lookup Instructions
- Lancaster County Treasurer — Real Estate Tax Collector Information
- Lancaster County Property Assessment Office
- Lancaster County — County, Municipal and School Millage Rates
- Lancaster County — 2027 Property Reassessment Information
- Lancaster County Board of Assessment Appeals — Procedures and Forms
- Lancaster City — 2026 Tax Rates and Deadlines
- Lancaster City — Online Real Estate Tax Payments
- Lancaster County Tax Collection Bureau — School Tax Rates and Due Dates
- Hempfield School District — 2026–2027 Rate and Homestead Exclusion
- Pennsylvania Department of Revenue — Property Tax/Rent Rebate Program
Reviewed October 11, 2026. The 2026 county millage is 3.201 mills. Municipal and school schedules vary, and the 2027 reassessment requires updated rates before estimating the next year’s taxes. All payment amounts and deadlines should be confirmed with the responsible collector.