Defending School District Tax Appeals in Allegheny County

Update, October 2026: The 2027 Common Level Ratio is 49.3%, BPAAR hearings are held by phone, and evidence is due at least two business days before your hearing. A countywide reassessment has also been ordered. See our Reassessment Guide and our full school district appeal guide.

Protecting Homeowners From the “Welcome to the Neighborhood Tax”

Every year, thousands of Allegheny County homeowners are surprised to learn that their school district has filed a property tax appeal against them. This practice, often called the “Welcome to the Neighborhood Tax,” is designed to raise your property taxes based on your recent purchase price.

It can feel unfair, and you have the right to defend it.

At Flaherty Fardo Rogel & Amick, we have defended property owners in school district appeals for more than 20 years. Our partner Attorney Nicole Hauptman Amick has represented thousands of Allegheny County property owners in assessment appeals.

Why Are School Districts Filing Appeals?

School districts file many of the property assessment appeals in Allegheny County. They usually have the highest millage rates and the most to gain from higher assessments.

Districts often say they use neutral standards, such as appealing whenever an assessment is well below a sale price. In practice, these appeals fall on new homeowners. Two neighbors with identical houses can end up paying very different taxes simply because one home sold recently.

We believe this kind of selective taxation raises serious issues under the Pennsylvania Constitution’s Uniformity Clause, which requires similar properties to be treated alike.

How the School District Appeal Process Works

If your property has been appealed, you will receive notice of a hearing before the Board of Property Assessment Appeals and Review (BPAAR). Typically four parties are involved:

• The Property Owner (you)
• The School District (usually the filer)
• The Municipality or Borough
• Allegheny County

If any party disagrees with the BPAAR decision, it can appeal to the Board of Viewers (BOV) within 30 days of the decision's mailing date. That stage is more formal and can involve discovery and expert testimony.

The District Must Prove Value

School districts sometimes suggest that your sale price alone guarantees an increase. That is not how it works:

• The school district, as the party appealing, must prove value.
• A recorded deed alone is not the same as proof of fair market value.
• Value should be supported by an accepted approach, such as sales comparison, cost or income.
• Even a valid sale is adjusted using the Common Level Ratio (49.3% for tax year 2027).

Why Sale Price Doesn’t Always Equal Value

• Overpaying in a bidding war or because of out-of-state market expectations.
• Including non-real estate items such as furniture, appliances or concessions.
• Hidden property defects discovered only after closing.

Why You Shouldn’t Go It Alone

• School district attorneys handle these hearings regularly and may ask questions designed to support a higher value.
• Anything you say can be used against you at the BOV stage.
• You may unintentionally strengthen the district’s case.

You are not required to allow a school district inspection of your property without your consent or a court order, and you should not answer written questions from the district without legal advice.

About Attorney Nicole Amick

• Represented thousands of homeowners and businesses in property tax appeals.
• Named a Pennsylvania Super Lawyers Rising Star for 13 consecutive years (2013 to 2025).
• Appears regularly before BPAAR and the Board of Viewers.
• Speaks at continuing legal education programs on the assessment appeal process. Other attorneys regularly refer assessment matters to her.

FAQs About School District Appeals

1. Can school districts really appeal my property taxes just because I bought recently?

They can file an appeal. Whether they win depends on the evidence. Your sale price alone does not guarantee an increase.

2. What happens at the first hearing?

The BPAAR hearing is held by phone. The district presents its evidence and you may present yours. The decision is mailed later, and any party can appeal it to the Board of Viewers.

3. Should I let the school district's appraiser into my home?

Not without legal advice. They are not entitled to inspect your property without your permission or a court order.

4. What if I lose at the BPAAR?

You can appeal to the Board of Viewers within 30 days of the decision's mailing date. Experienced counsel is especially important at that stage.

5. Do I really need an attorney?

It is not required. But district attorneys know the process well, and an unrepresented owner can end up paying more for years.

Free Consultation

You don’t have to accept a tax increase just because you bought recently.

Call us at 412-802-6666

Email info@pghfirm.com

General information only, not legal advice. Past results do not guarantee a similar outcome.