Philadelphia Property Tax Guide: Pay, Search, Due Dates & Exemptions
Philadelphia property tax is easier to manage when you verify the property record before you pay. A missing bill, old payment voucher, mortgage escrow issue, assessment increase, or missed Homestead Exemption can change what you should do next. This guide explains the full process in plain English so you can understand your Real Estate Tax bill here and use the official City site only for final actions like payment, balance lookup, exemption filing, appeal, or payment-plan setup.
Quick Answer
Philadelphia Real Estate Tax is paid by owners of taxable property in the city. The City lists the due date as March 31 each year, and the tax is based on the assessed value determined by the Office of Property Assessment. Before paying, look up the property by address or 9-digit OPA number, review the balance chart, confirm the bill year, and choose whether to pay, print a voucher, or apply for a payment agreement.
March 31 each year. Bills are usually mailed in December, but you can still check online if the paper bill is missing.
The City lists the Real Estate Tax rate as 1.3998% of assessed property value.
Use the Property Search site for address, city block, or OPA/BRT account number details.
Use the Philadelphia Tax Center for balance lookup, online payment, payment vouchers, and assistance options.
Philadelphia Property Tax Help by Situation
Use this table if you came here from a search result and need the fastest route. Each row explains what to check first and which section helps next.
| Your Situation | What to Check First | Best Next Step |
|---|---|---|
| I need to pay my Philadelphia property tax | Balance, OPA number, bill year, payment voucher, and whether escrow already paid. | Follow safe payment steps |
| I need to search my property record | Address, city block, or 9-digit OPA/BRT account number. | Use the search guide |
| I did not receive my bill | Online balance lookup and mailing address on record. | Find your bill |
| My bill is too high | Assessed value, Homestead Exemption, LOOP, tax freeze, and appeal timing. | Review bill-change reasons |
| I cannot pay the full amount | Installment Plan, OOPA, standard payment plan, and assistance programs. | Review relief options |
| My tax is already late | Additions, payment agreement, delinquency risk, liens, and tax-sale warnings. | Handle late taxes |
Before You Pay: 7 Checks That Prevent Most Problems
Many Philadelphia property tax problems happen because people pay from an old bill, skip the balance lookup, or assume their mortgage company already paid. Use this checklist before sending money.
How to Search Philadelphia Property Tax by Address or OPA Number
Philadelphia has two useful official search paths. Use the Property Search site when you need ownership, assessed value, building description, square footage, sales history, or possible tax savings. Use the property tax balance lookup when you need the amount due, payment options, payment agreements, or a printable voucher.
- Open the official Philadelphia Property Search site.
- Search by address, city block, or OPA/BRT account number.
- Review ownership, assessed value, building details, square footage, and sales history.
- Check possible tax savings if the property may qualify for relief.
- Use this record before deciding whether the bill amount looks correct.
- Open the City’s property tax balance lookup page.
- Enter the address or 9-digit OPA property number.
- Review the balance chart to see the amount owed.
- Choose whether to pay, print a voucher, or review payment agreement options.
| Search Tool | Best For | What to Avoid |
|---|---|---|
| Property Search | Assessed value, owner information, physical characteristics, sales history, and tax-savings comparison. | Using only owner name or an old address without confirming the property record. |
| Tax balance lookup | Current balance, payment options, payment agreements, and printable vouchers. | Paying from an old paper bill without checking the live balance chart. |
| Philadelphia Tax Center | Online payments, payment vouchers, account access, and assistance applications. | Opening unrelated payment pages for water, business taxes, or fees by mistake. |
Where Is My Philadelphia Property Tax Bill?
The Department of Revenue usually mails Real Estate Tax bills to property owners in December, but you do not need to wait for a mailed bill to check your status. The online balance lookup can show the amount due, and the Philadelphia Tax Center can help you pay or print a voucher.
- Search the property using the address or OPA number.
- Review the tax balance chart and bill year.
- If paying by mail, print the correct payment voucher.
- Attach the voucher to your check or money order.
- Keep a copy of the voucher and proof of mailing.
Missing bill warning: Not receiving a paper bill does not remove the responsibility to pay. If the deadline is close, use the official online lookup instead of waiting for mail.
How to Pay Philadelphia Property Tax
Philadelphia property taxes can be paid online, by mail, by phone, or in person. Online payment through the Philadelphia Tax Center is usually the fastest path, but a mail payment may still be useful if you need a check record and payment voucher.
| Payment Method | What to Know | Micro Steps | Official Link |
|---|---|---|---|
| Online through Philadelphia Tax Center | You can search by physical address or OPA number, check balance, and make payment. | Search property → review balance → choose payment option → save confirmation. | Pay online |
| Mail with voucher | Mail a check or money order with the payment voucher. Write the tax type and account number on your check. | Print voucher → attach to bill → write account info → mail early → keep proof. | Mail instructions |
| Phone payment | The City lists pay-by-phone at (833) 913-0795. For phone system problems, it lists customer service at (800) 487-4567. | Have bill info ready → call → follow prompts → write down confirmation. | Phone details |
| In person | The City accepts in-person check or money order payments at authorized payment centers. | Check location/hours → bring bill or voucher → pay → keep receipt. | Payment center info |
Mailing address for Real Estate Tax with coupon: Philadelphia Dept. of Revenue, P.O. Box 8409, Philadelphia, PA 19101-8409. Always confirm the current instructions on the official page before mailing.
Philadelphia Property Tax Due Dates
Philadelphia Real Estate Tax is due March 31 each year. The Department of Revenue usually mails bills in December. If you cannot pay in full, do not wait until the account becomes delinquent. Review payment plans or assistance programs before the situation becomes more expensive.
| Date / Timing | What It Means | What to Do |
|---|---|---|
| December | The Department of Revenue usually mails Real Estate Tax bills to property owners. | If the bill does not arrive, look up your balance online. |
| March 31 | Annual Real Estate Tax due date. | Pay in full, apply for eligible assistance, or confirm payment-plan options. |
| April 1 | Late additions begin if the bill is unpaid after the deadline. | Check balance and apply for help immediately if you cannot pay. |
| January 1 after unpaid year | Unpaid taxes can become delinquent with additional consequences. | Do not ignore notices; review OOPA or payment agreement options. |
- Open the official Real Estate Tax page.
- Confirm the due date for the bill year.
- Open the Tax Center or balance lookup.
- Check whether payments, additions, or assistance options are shown.
Philadelphia Property Tax Rate and How the Bill Is Calculated
The City lists the Real Estate Tax rate as 1.3998% of assessed property value. The City and School District both impose the tax, and the official page lists the 2025 rate split as 0.6159% for the City and 0.7839% for the School District.
Your bill starts with the property’s assessed value. The Office of Property Assessment determines the assessed value, and exemptions or relief programs may reduce the taxable amount for eligible properties.
- Search your property on the Property Search site.
- Review the assessed value and property characteristics.
- Check whether Homestead or other relief is already reflected.
- Use the listed tax rate to understand the rough calculation.
- If the assessed value looks wrong, review appeal options rather than only calling Revenue.
Why Did My Philadelphia Property Tax Bill Change?
A higher Real Estate Tax bill can come from an assessment change, a missing exemption, an expired abatement, a new owner situation, a late balance, or a payment-plan issue. Start by separating value questions from payment questions.
| Possible Cause | Where to Check | Next Step |
|---|---|---|
| Assessment increased | Property Search and OPA assessment record. | Review First Level Review or BRT appeal options if the value looks wrong. |
| Homestead missing | Property Search tax-savings estimator and Tax Center application status. | Apply for Homestead if you own and live in the property. |
| Late additions | Tax Center balance chart. | Pay, set up assistance, or request a payment agreement quickly. |
| Escrow issue | Mortgage statement and City payment status. | Ask the servicer for proof if payment has not posted. |
| New buyer confusion | Closing documents, deed, mailing address, and OPA number. | Confirm who was responsible for each bill period and update records if needed. |
Philadelphia Property Tax Exemptions and Relief Programs
Philadelphia offers several programs that can reduce, freeze, defer, or help manage Real Estate Tax bills. Some are open to broad homeowner groups, while others depend on age, income, ownership, occupancy, assessment increases, or special circumstances.
| Program | Who Should Review | Important Detail | Official Link |
|---|---|---|---|
| Homestead Exemption | Owners who live in their Philadelphia home as their primary residence. | Reduces assessed value by $100,000. Starting in 2025, most homeowners save up to $1,399 per year. | Homestead |
| LOOP | Longtime owner-occupants with a large assessment increase. | May help when assessment increased at least 50% over last year or 75% over five years, with other requirements. | LOOP |
| Senior Citizen Real Estate Tax Freeze | Senior homeowners who meet age and income requirements. | Freezes the tax amount for qualifying seniors so it does not increase in the future if they remain eligible. | Senior Freeze |
| Low-Income Real Estate Tax Freeze | Owner-occupants who meet income requirements, regardless of age. | Can freeze property taxes for qualifying low-income homeowners. | Low-Income Freeze |
| Real Estate Tax Installment Plan | Low-income owner-occupants and seniors paying current-year tax monthly. | All seniors qualify regardless of income; applications must be received by March 31 each year. | Installment Plan |
| OOPA | Owner-occupants with past-due Real Estate Tax. | Allows affordable monthly payments on past-due property taxes for eligible homeowners. | OOPA |
Homestead Exemption: The First Tax Relief Program to Check
If you own and live in your Philadelphia home, the Homestead Exemption should usually be the first tax relief item to review. It reduces the taxable portion of the property’s assessed value and can lower the Real Estate Tax bill for eligible homeowners.
- Confirm that you own the property and use it as your primary residence.
- Search the property and check whether Homestead already appears.
- Apply through the Philadelphia Tax Center if it is missing.
- Apply by October 1 if you want the benefit reflected on the initial bill when possible.
- The final application deadline is December 1 each year.
- If a previous owner is listed, call the Homestead Hotline or submit a paper application.
Tangled title note: Philadelphia also describes conditional Homestead options for some residents whose name is not on the deed but who have a legal interest, such as inherited property, rent-to-own issues, or certain deed problems.
If You Cannot Pay the Full Philadelphia Property Tax Bill
Do not wait until the account becomes delinquent. Philadelphia has multiple assistance routes for owner-occupied homes, including current-year installment plans, OOPA for past-due tax, standard payment agreements, freezes, LOOP, and deferral programs.
Review the Real Estate Tax Installment Plan if you are a low-income owner-occupant or a senior who wants to pay current-year tax monthly.
Review OOPA if you own and live in the home and need affordable monthly payments on delinquent or past-due tax.
Review LOOP or Real Estate Tax Deferral if your assessment or tax bill increased sharply and you meet other requirements.
Review Senior Freeze or Low-Income Tax Freeze if you meet age, income, and occupancy rules.
- Search your property and confirm the balance.
- Decide whether the issue is current-year tax, past-due tax, assessment increase, or low-income/senior relief.
- Use the City’s online application or official forms for the correct program.
- Keep copies of proof of age, income, ownership, occupancy, and payment records.
- Continue checking your balance while the application is processed.
Late Philadelphia Property Taxes, Additions, Liens and Tax Sale Risk
If you miss the March 31 deadline, the bill becomes past due and additional charges can accrue. The City explains that unpaid taxes can eventually become delinquent, liens can be filed, and the City can begin the process that may lead to sheriff sale.
| Stage | What Can Happen | What to Do |
|---|---|---|
| After March 31 | Late additions begin, including interest and charges. | Check the balance and pay or request help quickly. |
| Monthly after April 1 | The official Real Estate Tax page describes additions accruing at 1.5% per month until January 1 of the following year. | Do not ignore the account; review payment agreement options. |
| January 1 following unpaid year | Taxes can be registered delinquent, liens can be filed, and additional consequences may follow. | Contact Revenue or apply for OOPA/assistance if you live in the home. |
| Tax sale risk | If unpaid and unresolved, the City can begin a process that may lead to sheriff sale. | Get official help immediately; do not rely only on online summaries. |
Urgent note: If you received a lien, lawsuit, sequestration, sheriff-sale, or foreclosure notice, treat it as time-sensitive. Use official sources and qualified professional help.
If You Just Bought a Philadelphia Property
New owners often get confused because the property tax year, seller credits, escrow deposits, deed transfer, mailing address, and exemptions do not always line up neatly. Review your closing documents before assuming the bill was paid.
- Find the property by address or OPA number.
- Compare the online balance with your closing statement.
- Check whether the seller gave a tax credit instead of paying the City directly.
- Confirm whether your lender will pay from escrow.
- Apply for Homestead if you own and live in the property.
- Check the mailing address and deed information if notices are going to the prior owner.
Assessment Appeals: When the Value Looks Wrong
If the issue is the assessed value, property classification, physical description, or comparable value, payment staff may not be the right starting point. The Office of Property Assessment determines the value, and assessment appeals are handled separately from paying the bill.
- Open the property record and review the assessed value.
- Compare property details such as size, building description, and condition.
- Use OPA resources if you want to understand the assessment.
- For formal appeals, review Board of Revision of Taxes requirements.
- The City’s Real Estate Tax page says BRT appeals must be filed by the first Monday in October of the year before the tax year being appealed.
Appeal warning: An assessment appeal does not automatically pause your payment responsibility. Keep due dates and appeal deadlines separate.
If the Owner Is Deceased, the Title Is Tangled, or the Property Is in an Estate
Inherited homes, tangled title, probate, trust ownership, and deceased-owner records can affect exemptions, bills, refunds, and mailing address. Do not assume a prior owner’s exemption or payment plan continues automatically.
- Search the property by address or OPA number.
- Check owner name, mailing address, balance, and exemption status.
- Review whether a conditional Homestead Exemption may apply.
- Keep death certificate, estate papers, deed documents, or proof of legal interest if relevant.
- Contact the official office or a qualified professional if probate, ownership, foreclosure, or tax-sale deadlines are involved.
Before You Visit or Call Philadelphia Revenue
In-person or phone help works better when you already have the right documents. Bring or prepare property details before contacting the City about a bill, payment, voucher, balance, lien, payment plan, or tax-relief application.
Address, 9-digit OPA number, bill year, current balance, and payment voucher.
Online confirmation, check image, money order receipt, bank record, mail proof, or escrow statement.
Proof of age, income, ownership, occupancy, disability/veteran status, or hardship documents if applying for help.
Closing statement, deed, probate documents, trust papers, death certificate, or legal-interest proof.
Official Philadelphia Property Tax Links
Use these official sources when you are ready to complete a final action such as payment, balance lookup, voucher printing, exemption filing, tax-relief application, or assessment review.
Philadelphia Revenue Office Map
For in-person help, always check the City’s current payment-center page first. Locations, hours, accepted payment methods, and office procedures can change.
City of Philadelphia Department of Revenue
Municipal Services Building
1401 John F. Kennedy Boulevard
Philadelphia, PA 19102
Related Property Tax Guides on This Site
These internal guides can help you understand property tax concepts before taking account-specific action on a Philadelphia official site.
Editorial Trust and Update Notes
CountyPropertyTaxes.us is an independent informational guide. It is not the City of Philadelphia, Philadelphia Department of Revenue, Office of Property Assessment, Philadelphia Tax Center, or Board of Revision of Taxes. This page explains the process and helps users avoid common mistakes before taking account-specific action on official sites.
Update checklist: due date, tax rate, payment processor fees, balance lookup steps, payment voucher rules, Homestead amount, tax-freeze income rules, LOOP eligibility, installment plan deadlines, OOPA rules, mailing address, phone numbers, and official links should be reviewed whenever City pages change.
Philadelphia Property Tax FAQs
When are Philadelphia property taxes due?
Philadelphia Real Estate Tax is due March 31 each year. Bills are usually mailed in December, but owners should check online if the paper bill is missing.
How do I pay Philadelphia property tax online?
Use the Philadelphia Tax Center. Search by physical address or OPA number, review the balance, choose a payment option, and save the confirmation.
How do I look up my Philadelphia property tax balance?
Use the City’s property tax balance lookup page. Enter the property address or 9-digit OPA number, review the balance chart, and choose payment, voucher, or agreement options.
What is the Philadelphia property tax rate?
The City lists the Real Estate Tax rate as 1.3998% of assessed property value. The bill is based on the value determined by the Office of Property Assessment.
What is an OPA number?
An OPA number is a 9-digit property number used by Philadelphia’s Office of Property Assessment and tax systems to identify a property record.
What if I did not receive my Philadelphia property tax bill?
Look up the property tax balance online instead of waiting for mail. Not receiving a paper bill does not remove the responsibility to pay on time.
Can I print a Philadelphia property tax payment voucher?
Yes. The Philadelphia Tax Center allows users to print payment vouchers. If paying by mail, attach the voucher and write the tax type and account number on the check.
Where do I mail Philadelphia Real Estate Tax payments?
The official Real Estate Tax page lists Philadelphia Dept. of Revenue, P.O. Box 8409, Philadelphia, PA 19101-8409 for mailed payments with coupon. Confirm current instructions before mailing.
What happens if I pay after March 31?
Late additions begin after the deadline. The official Real Estate Tax page describes additions accruing at 1.5% per month beginning April 1 until January 1 of the following year.
What happens if Philadelphia property tax remains unpaid?
Unpaid taxes can become delinquent, liens can be filed, legal fees may be added, and the City can begin steps that may lead to sheriff sale.
Who qualifies for the Philadelphia Homestead Exemption?
Owners who live in their Philadelphia home as their primary residence may qualify. The exemption reduces assessed value by $100,000 and can save most homeowners up to $1,399 per year starting in 2025.
Do I need to reapply for Homestead every year?
Once accepted, you usually do not need to reapply unless your deed changes, such as refinancing, adding, or removing a co-owner.
What is Philadelphia LOOP?
LOOP is a Real Estate Tax assistance program for longtime owner-occupants with large assessment increases who meet income, ownership, and other requirements.
What is the Senior Citizen Real Estate Tax Freeze?
It is a program that can freeze Real Estate Tax for qualifying senior homeowners who meet age and income requirements.
Can seniors pay Philadelphia property tax in installments?
Yes. The official installment plan page says all senior citizens qualify for the Real Estate Tax Installment Plan regardless of income, if they meet the program’s age and residency rules.
What is OOPA?
OOPA stands for Owner-Occupied Payment Agreement. It helps eligible homeowners make affordable monthly payments on past-due Real Estate Tax.
Who handles Philadelphia property assessments?
The Office of Property Assessment determines assessed value. If you disagree with the assessed value, review OPA and Board of Revision of Taxes appeal options.
Is CountyPropertyTaxes.us the official Philadelphia tax office?
No. This is an independent informational guide. Payments, exemption applications, appeals, account-specific balances, and legal matters must be handled through official City sources or qualified professionals.
Bottom Line
Search the property, confirm the OPA number, review the balance, check the due date, understand the assessment and exemptions, then pay or apply for help through the correct official Philadelphia source.
Search PropertyPay TaxCheck ExemptionsGet ReliefOfficial Links