WHAT SELLERS NEED TO KNOW RIGHT NOW
Lancaster County homeowners will be receiving new "change of assessment" notices in the mail this June 2026. These notices reflect updated property values as part of a county-wide reassessment, and understanding what they mean for your home is important before making any decisions about selling.
The good news is that these new assessed values do not affect your taxes right away. The school tax bills arriving in July 2026 will still use the old values. The new assessments will not be applied until 2027 spring taxes and 2027 school taxes, which gives homeowners a window to plan ahead.
Dawn Patrick has been helping Lancaster, PA homeowners navigate exactly these kinds of market changes. If you are thinking about selling, right now is a smart time to understand how your new assessed value compares to what your home could actually bring on the open market.
KEY TAKEAWAYS
Lancaster County homeowners will receive new assessment notices in June 2026
New assessed values will not take effect until 2027 spring and school taxes
July 2026 school tax bills will still be based on old assessed values
Ask yourself: "Could I sell my home for the assessed value listed?"
If yes, no action is needed
If no, you can file an appeal with the Lancaster County Assessor's Office
2027 is intended to be a revenue neutral year for the county
Millage rates recently increased from 2.911 to 3.20, a 10 percent increase
As new assessed values rise, millage rates will likely be lowered to maintain revenue neutrality
Sellers should understand the difference between assessed value and true market value
WHAT'S HAPPENING IN THE MARKET
Reassessment Notices Are Arriving This Summer
Lancaster County is mailing new "change of assessment" notices to homeowners in June 2026. This is part of a county-wide reassessment process that updates the official value of your property. For many homeowners, this will be the first significant change to their assessed value in years.
New Values Do Not Take Effect Until 2027
Even though the notices arrive this summer, the updated assessed values will not be used for tax purposes until 2027. Your July 2026 school tax bill will still reflect the old numbers. This timeline is important for homeowners who want to plan their next move without being caught off guard.
How to Evaluate Your New Assessment
Dawn Patrick recommends one straightforward question when your notice arrives: "Can I sell my house for this amount?" If the answer is yes, you likely do not need to do anything. If the answer is no, and you believe the assessed value is higher than what the market would actually support, you have the right to file an appeal with the Lancaster County Assessor's Office. The appeal form is available on their website.
Revenue Neutrality and What It Means for Your Tax Bill
Lancaster County intends for 2027 to be a revenue neutral year. That means even though assessed values are rising significantly across the county, the government is generally restricted from collecting much more in total tax revenue than it did the year before. This is an important protection for homeowners.
Millage Rates Will Likely Drop as Assessed Values Rise
Lancaster County recently raised millage rates from 2.911 to 3.20, which is roughly a 10 percent increase. However, because new assessed values are expected to be substantially higher across the board, the county will most likely need to lower those millage rates again in 2027 to stay within revenue neutral limits. Dawn Patrick can help Lancaster sellers understand how these shifts may affect their net proceeds and overall financial picture when timing a sale.
LANCASTER SELLER INSIGHT
Selling a home in Lancaster, PA takes more than putting a sign in the yard. It takes knowing how assessed value compares to real market value, pricing the home correctly from day one, and preparing it to attract the right buyers. Dawn Patrick works with homeowners throughout Lancaster County to build a strategy that accounts for exactly these kinds of local factors, so sellers walk away confident and prepared.
FREQUENTLY ASKED QUESTIONS
When will I receive my new assessment notice in Lancaster County? Homeowners in Lancaster County can expect their new "change of assessment" notices to arrive in the mail in June 2026.
Will my taxes go up right away because of the new assessed value? No. The new assessed values will not be applied to your tax bills until the 2027 spring taxes and 2027 school taxes. Your July 2026 school tax bill will still use the old assessed values.
What should I do when my assessment notice arrives? Ask yourself whether you could sell your home for the amount listed on the notice. If yes, no action is required. If you believe the value is too high relative to the current market, you can file an appeal with the Lancaster County Assessor's Office using the form on their website.
How do I appeal my assessed value in Lancaster County? You can file an appeal directly with the Lancaster County Assessor's Office. The appeal form is available on the county's official website. If you are unsure whether your value warrants an appeal, speaking with a local real estate expert like Dawn Patrick can help you compare your assessed value to actual recent sales in your neighborhood.
What does "revenue neutral" mean for Lancaster County homeowners? Revenue neutrality means that even as property values rise through reassessment, the county is generally limited in how much additional tax revenue it can collect compared to the prior year. This is designed to prevent a dramatic spike in tax bills just because assessed values went up.
Will the millage rate change in 2027? It is expected to. Lancaster County recently increased its millage rate from 2.911 to 3.20. Because the new assessed values are significantly higher, the county will likely lower the millage rate in 2027 to stay revenue neutral. The net effect on individual tax bills will depend on how each specific property was reassessed.
