Allegheny County is preparing for a countywide reassessment of real estate following a court order entered August 17, 2026.
The reassessment will replace the County’s current 2012 base-year values. Under the order, a third-party contractor is to be retained, work on the reassessment must materially begin no later than July 1, 2027, and the process must be completed by June 30, 2032.
For businesses, investors, and other owners of commercial real estate, the reassessment deserves attention well before new assessment notices are mailed, as property taxes are an operating expense. A material change in assessment can affect budgets, lease obligations, acquisition underwriting, dispositions, and the operating performance of real estate assets.
Owners with multiple Allegheny County properties will also need to consider the potential effect across an entire portfolio rather than evaluating properties individually after notices arrive.
A countywide reassessment does not mean that every owner’s property taxes will increase. New values will be established throughout the County, and the ultimate tax consequences will differ from one property to another.
For owners and asset managers, the next several years provide an opportunity to get organized. Property records should be reviewed for accuracy. Owners should also maintain valuation information, leases, income and expense information where applicable, information concerning the physical condition of a property, and records concerning sales, renovations and other events that may affect value.
Once proposed values are issued, each property should be reviewed on its own facts.
Real Estate Tax Consultants, Inc. specializes in property tax consulting and manages assessment appeals throughout the appeal process. We will be following the Allegheny County reassessment closely and advising clients as additional information becomes available regarding valuation procedures, implementation dates and appeal rights.
To discuss your current assessment or property tax planning, contact Real Estate Tax Consultants, Inc. at (412) 257-7878 or visit www.retcinc.com
