Lehigh Valley Property Tax & Assessment Watch: October 2026
Every fall, the three counties that make up the Lehigh Valley's real estate market, Northampton, Lehigh, and Carbon, finalize the budgets and property tax rates that will appear on your 2027 bill. This October is an unusually active one: both Lehigh and Northampton counties are weighing county property tax increases for 2027, Lehigh County's first countywide reassessment in more than a decade is rolling out, and deadlines are approaching for appeals, the homestead exclusion, and Pennsylvania's Property Tax/Rent Rebate. Here is what homeowners in the Lehigh Valley need to know right now, with links to the official county sources. Updated October 21, 2026.
The Big Story: 2027 County Budgets and Proposed Property Tax Increases
Both of the Lehigh Valley's largest counties are proposing county property tax increases for 2027. Neither is final yet, and both are still subject to public review, so the numbers below are the current proposals, not the final bills.
Lehigh County: roughly 17% increase on first reading, final vote October 28
The Lehigh County Board of Commissioners approved the proposed 2027 budget on first reading on October 14, 2026. Under County Executive Josh Siegel's proposal, the county property tax millage would rise from 3.78 to 4.45 mills, about a 17.7% county tax increase, or $445 of county tax per $100,000 of assessed value. For a home at the county's median assessed value, that works out to roughly $113 more per year before any other relief, about $9.40 per month. The second reading and final adoption vote is scheduled for October 28, 2026, and the county is required to finalize its budget by October 31. Notably, the intangible personal property ("wealth") tax floated earlier this year was not included in the proposal.
Official source: Lehigh County Board of Commissioners (lehighcounty.org).
Northampton County: proposed 43.5% increase, council review through November and December
County Executive Tara Zrinski unveiled the proposed 2027 Northampton County budget on October 2, 2026, calling for the county's first property tax increase in roughly eight years. The proposal would raise the county millage from 10.8 to 15.5 mills, a 4.7-mill increase, within a roughly $567 million budget. For a home assessed at the county's average of $62,000, the county tax bill would rise from about $669 to about $961 per year. County Council review runs through November with public hearings, and the final budget and millage ordinance are typically adopted in early December. Council can amend the executive's proposal before adopting it.
Official sources: Northampton County Council agendas and minutes and Northampton County Assessment Office (norcopa.gov).
Carbon County: no reassessment planned
Carbon County officials stated in July 2026 that the county is not pursuing a countywide reassessment. Carbon County homeowners should still watch their county and school district tax bills for their local budgets, and the county's Board of Assessment Appeals continues its annual appeal readings, the next on October 27, 2026.
Official source: Carbon County Tax Assessment Office (carboncountypa.gov).
Lehigh County Reassessment: The First Since 2013 Is Now Rolling Out
Lehigh County's first countywide reassessment since the 2013 base year is underway for the 2027 tax year. New change-of-assessment notices were mailed to property owners in August 2026, and some homeowners have reported large increases in assessed value, while the county has described formal appeal volume as lower than expected.
If you own property in Lehigh County, the single most important thing to check is the deadline printed on your own notice. Pennsylvania law gives property owners 40 days from the mailing date of a change-of-assessment notice for a countywide reassessment to appeal the new value, so the exact deadline depends on when your notice was mailed in August. If your window has passed and you later receive a formal assessment notice from the county, a further appeal to the Lehigh County Court of Common Pleas must generally be filed within 30 days of that notice.
Appeals are filed with the Lehigh County Board of Assessment Appeals using the county's appeal form, and filing fees apply under county ordinance. Attach evidence such as recent comparable sales, photos, repair estimates, or an appraisal showing market value. Official source: Lehigh County Assessment Department (lehighcounty.org).
Appeal Windows: What Has Closed and What Comes Next
The annual assessment appeal windows for the 2027 tax year have now closed in all three counties. Here is where each county stands and when the next annual window opens.
| County | 2027 window status | Next annual window |
|---|---|---|
| Northampton | Closed (ran July 1 - September 1, 2026) | July 1 - September 1, 2027, for the 2028 tax year |
| Lehigh | Annual deadline passed; reassessment appeals follow the 40-day window on your notice | August 1, 2027, barring another reassessment notice |
| Carbon | Closed (deadline was September 1, 2026); 2026 hearings continue October 27 | Deadline September 1, 2027, for the 2028 tax year |
Upcoming Deadlines to Put on Your Calendar
Even with the annual appeal windows closed, several dates in the next few months matter for Lehigh Valley property owners. In order, here is what is coming:
Carbon County Board of Assessment Appeals hearing
The next reading of this cycle's assessment appeals is at 9:00 a.m. at 525 Iron Street, Lehighton. This is the next upcoming item on the county calendar.
Lehigh County 2027 budget final vote
Second reading and final adoption vote on the proposed 17% county property tax increase, with the county required to finalize by October 31. Watch public notice on the commissioners page.
School district tax penalty period begins in Carbon County
Carbon County school district taxes generally move to a penalty period after October 31. Check your district's bill for the exact dates, which vary by tax collector.
Pennsylvania Property Tax/Rent Rebate application deadline
The state extended the deadline for the 2026 filing season to December 31, 2026. Eligible homeowners can file free online through myPATH even without a bill in hand, as long as taxes or rent were paid in 2025. More below.
Unpaid 2026 Northampton County taxes go to the Tax Claim Bureau
Northampton County turns any 2026 county real estate tax still unpaid over to the Tax Claim Bureau at the close of business January 31, 2027, after which additional costs apply. The 2026 county bills were due in installments on March 31 and August 31.
Homestead/Farmstead exclusion application deadline for 2027-28
In Lehigh and Northampton counties (and for Carbon County's homestead program), applications filed with the county assessment office by March 1, 2027 apply to the school tax year beginning July 1, 2027. It is free to apply. More below.
Homestead and Senior Relief: Two Programs Worth Knowing
The Homestead/Farmstead Exclusion
Pennsylvania's homestead exclusion, created by the Taxpayer Relief Act of 2006, reduces the assessed value of an owner-occupied primary residence before the school district computes property taxes. It applies only to the school district portion of your bill, and the dollar value varies by district. You must own and occupy the home as your primary residence; second homes, rentals, and vacation homes do not qualify. Applications are filed with your county assessment office, there is no filing fee for the ordinary application, and approval carries over year to year until the county tells you it lapses. Official source: PA Department of Community and Economic Development.
The Property Tax/Rent Rebate Program
Pennsylvania's Property Tax/Rent Rebate program gives homeowners and renters a rebate of $380 to $1,000 on taxes or rent they paid in 2025. For the 2026 filing season the household income limit is $48,110, and only half of Social Security income counts toward the limit. You may qualify if you are 65 or older, a widow or widower 50 or older, or a person with disabilities 18 or older. Applications are free through the PA Department of Revenue's myPATH portal (mypath.pa.gov), and the deadline is December 31, 2026. Free application help is available at Department of Revenue district offices, Area Agencies on Aging, and many state legislators' offices. Official source: PA Department of Revenue, Property Tax/Rent Rebate.
What Is on the November 3 Ballot for Property Owners
As of the most recent county election filings, no school district property tax referendum questions are on the November 3, 2026 ballot in Northampton, Lehigh, or Carbon counties. Two tax-adjacent questions are worth knowing about in Lehigh County: North Whitehall Township voters will see a question on a 0.15% earned income tax to fund open-space preservation (an earned income tax, not a property tax), and Lehigh County has three county questions on the ballot, including a Home Rule Charter amendment. Polls are open 7:00 a.m. to 8:00 p.m. on November 3.
Frequently Asked Questions
Will my Lehigh County tax bill change because of the reassessment?
The new assessed values take effect for the 2027 tax year, and county, municipal, and school millage for 2027 will set the actual dollar change. A reassessment raises some bills and lowers others based on each property's new value relative to countywide trends, so the assessment itself is not a tax increase by default, but a higher assessed value can mean a higher bill at the same millage. Check the notice you received for your new value and the appeal deadline printed on it.
Can I still appeal my assessment for the 2027 tax year?
In all three counties the annual 2027 appeal windows have closed. In Lehigh County, if your change-of-assessment notice was mailed in August 2026 and your 40-day window has not yet passed, file promptly with the Board of Assessment Appeals using the county's form. If your window has passed and you later receive a formal assessment notice, the next step is an appeal to the Lehigh County Court of Common Pleas, generally within 30 days of that notice.
What is the deadline to file for the homestead exclusion?
March 1 applies for the school tax year beginning the following July 1. A Lehigh or Northampton County homeowner filing by March 1, 2027 is considered for the 2027-28 school year. File with your county assessment office; the application is free for owner-occupied primary residences.
What are the 2026 property tax due dates in my county?
Schedules vary by county, municipality, and school district. Northampton County's 2026 county bills were due in installments on March 31 and August 31, with unpaid 2026 taxes turned over to the Tax Claim Bureau after January 31, 2027. Lehigh County bills are generally mailed by end of March with discount, face, and penalty periods that vary by municipality and district. Carbon County county and township bills offered a 2% discount by April 30, face amount by June 30, and a penalty after that, with school district bills following their own schedule. Always confirm dates on your own bill or with your tax collector.
How Tim Can Help
Property taxes are part of the real cost of every home, and I have walked Lehigh Valley buyers, sellers, and investors through property tax questions for more than 36 years, from reading an assessment notice to understanding what a millage change means for a monthly payment. I do not provide legal or tax advice, and for a formal appeal or a complicated tax situation I recommend working with the county assessment office, a qualified tax professional, or an attorney. But I can help you understand how a property's taxes fit your budget, compare homes in different districts, and price a sale with the real tax picture in mind. Call or text me at (484) 275-0056, email timtepes@gmail.com, or book a free consultation through the link below.
Sources and Dates
Figures and dates above were verified against official county and state sources and local reporting as of October 21, 2026:
- • Lehigh County Board of Commissioners, 2027 budget hearing notice and agenda: lehighcounty.org.
- • Lehigh County Assessment Department, appeal forms, fees, and reassessment information: lehighcounty.org/departments/assessment-home.
- • Northampton County Assessment Office and Revenue Appeals calendar: norcopa.gov/assessment; real estate tax payment instructions: norcopa.gov/tax-payment-instructions; County Council agendas and minutes: norcopa.gov/council-agenda-minutes.
- • Carbon County Tax Assessment Office, appeal deadline and hearing schedule: carboncountypa.gov.
- • PA Department of Revenue, Property Tax/Rent Rebate Program: pa.gov/agencies/revenue/ptrr; myPATH portal: mypath.pa.gov.
- • PA DCED, Property Tax Relief Through the Homestead Exclusion: dced.pa.gov.
- • Local reporting: WFMZ-TV on the Lehigh County first-reading vote (October 15, 2026) and on Lehigh County reassessment notices (August 2026); The Morning Call on the proposed Northampton County budget (October 2, 2026) and the Lehigh County budget (August 31, 2026); lehighvalleylive on the Northampton County executive's proposal (October 7, 2026); Times News on Carbon County declining a reassessment (July 28, 2026).
With more than 36 years of experience and 700+ closed transactions, Tim Tepes is a trusted expert in Lehigh Valley real estate. Call or text anytime.
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