Allegheny County Assessor Property Search 2026

Allegheny County, Pennsylvania • verified August 12, 2026

Find the Right Allegheny County Parcel

The official Allegheny County Real Estate Portal is the starting point for assessment records, building details, taxes, owner history, comparables, appeal status and parcel maps. The public search works best with a property address or Parcel ID/Lot & Block number.

This guide shows the exact search format, explains why owner-name lookup is different, decodes the county’s 2012 base-year assessment system, and covers the currently open 2027 appeal window, 2026 tax bill, homestead relief, deeds, record-copy fees and search problems.

Choose My Search Search Step by Step 2027 Appeal Deadline

2027 annual appeal Open now July 1–September 1, 2026.

2027 appeal CLR 49.3% Applied to current market value in appeals starting September 2026.

Assessment system 2012 base year Do not read the assessed value as a current 2026 market estimate.

2026 county millage 6.43 mills $6.43 per $1,000 of taxable county value.

Fast Answer: Which Allegheny County Property Tool Do You Need?

Assessment, parcel or building information: use the Allegheny County Real Estate Portal. Current county tax bill or payment: use the Tax Information tab inside the same parcel record or the Treasurer’s official tax resources. Assessment appeal: use the Appeal Status tab and BPAAR instructions. Deeds, mortgages and recorded ownership documents: use the Division of Real Estate land-record system.

Independent guide: AssessorPropertySearch.org is not Allegheny County, the Office of Property Assessments, BPAAR or the Treasurer. Do not submit bank information, appeal evidence or private identification to this site.

The public portal can be used without a paid owner-name subscription when you already have an address or parcel number.

Official Allegheny County Real Estate Portal Open Official Property Search

How to Search Allegheny County Property Records

The standard public search has two practical starting routes: Address and Parcel Number. Do not begin with a long owner name unless you specifically have subscription access.

Open the official Real Estate Portal

Use the county’s current portal rather than a private “property appraiser” or people-search website. The official search identifies Allegheny County parcels and opens the county assessment record.

Choose Address or Parcel Number

Address is easiest when you know the property location. Parcel Number/Lot & Block is more precise when copied from a tax bill, assessment record, deed reference or prior county record.

Keep an address search simple

Enter the house number and street name. Do not include suffixes such as Street, Avenue, Road, Drive or Circle. Municipality is optional and is best used only to narrow a broad result set.

Open the correct result

Compare owner name, street address, Parcel ID/Lot & Block and municipality. The portal can return multiple records when the street name or parcel entry is partial.

Review the tabs you actually need

Use General Information, Building Information, Tax Information, Previous Owners, Image, Comparables, Appeal Status and Maps according to the task you are completing.

Save the Parcel ID before moving on

The Parcel ID/Lot & Block number is the best identifier for tax payment, appeal filing, evidence submission, address corrections, deed research and phone support.

Allegheny County Assessment Search by Address or Parcel

What you know	Best entry	Portal behavior	Best retry
Full street address	House number + street name	Street name accepts a partial match.	Remove Street, Rd, Ave, Dr, Cir and similar suffixes.
Only the street	Street name	The portal applies a wildcard to the end of the street name.	Add municipality or house number if more than 100 matches are likely.
Parcel ID / Lot & Block	Exact number when available	The county help file says leading zeros may be filled automatically.	Try a partial block/lot entry if the copied format contains spaces or punctuation.
Municipality	Add municipality to address search	Useful for repeated street names across the county.	Leave municipality blank if you are not certain which municipality the parcel is actually in.
Owner name only	Subscription owner search	Direct owner-name search is an additional subscription service.	Find an address or parcel through a deed, tax bill or other known property document first.

Result-limit trick: the county help file says a search-results page displays up to 100 matches at a time. If your street search is too broad, add the house number or municipality rather than scanning hundreds of unrelated parcels.

Spelling warning: this page covers Allegheny County, Pennsylvania. If your search says “Allegany County,” confirm the state and county spelling before using this portal rather than assuming both names refer to the same jurisdiction.

Allegheny County Assessment Property Search by Owner Name

This is where many competing pages are misleading. The standard guest portal is built around address and parcel searches. Allegheny County lists direct owner-name searching as an additional Real Estate Website subscription service.

Free

Standard public lookup

Best when you know the property address or Parcel ID. Once you open the parcel, the property record can show the owner carried in the assessment system and limited previous-owner information.

Pro

Direct owner-name searching

The county subscription service adds owner-name search, legal-description retrieval and additional tax information. It is intended for users who need broader search capabilities.

Current subscription pricing

Charge	Current amount	What it means
One-time registration	$100	Paid when establishing the subscription account.
Base service	$50 per month	Monthly charge before hourly usage.
Peak usage	$6 per hour	Monday–Friday, 8:30 a.m.–4:30 p.m.
Non-peak usage	$1 per hour	All other hours.

Most homeowners do not need a subscription. If you only want one property, locate it by street address or parcel number in the free public portal. Pay for owner-name access only when that broader search capability is actually useful to your work.

Official Allegheny County subscription information Review Owner-Search Subscription

What an Allegheny County Assessment Record Shows

The property page is a group of different record tabs. Each tab answers a different question.

Portal tab	Useful information	Important limitation
General Information	Parcel identity, owner information, municipality, school district and assessment information.	Owner display is an assessment record, not a complete title search.
Building Information	Residential or commercial building characteristics recorded for the parcel.	Report factual errors rather than treating every field as a survey or private appraisal.
Tax Information	Current county tax information and payment history for the current and three previous years.	Online payment data is informational and is not automatically a certified closing statement.
Previous Owners	Current owner plus up to two previous owners.	It is not a complete chain of title. Use recorded deeds for full ownership history.
Image	Property picture and/or sketch when available.	Images may not represent every recent physical change.
Comparables	Comparable-property information associated with the assessment record.	Do not assume old county comparables are current 2026 market comps.
Appeal Status	Who appealed and status such as entered, scheduled or awaiting disposition.	Follow the actual hearing notice for deadlines and participation rules.
Maps	Parcel reference map and surrounding parcels.	County map data is not survey accurate and cannot establish fences, setbacks or legal boundaries.

Owner-history limitation: if you need every historical owner, deed, mortgage, easement or lien, leave the assessment portal and use recorded land records. The “Previous Owners” tab deliberately does not provide a complete sale/title history.

Why Allegheny County Assessed Value Is Not Current Market Value

Allegheny County’s assessment system is different from a website that estimates what a house could sell for today.

Base year

The current county base year is 2012, with an effective value date of January 1, 2012.

Used since

The 2012 base-year methodology was used for tax year 2013 and subsequent tax years.

Last countywide reassessment

The county states that its last countywide reassessment was in 2013.

When an assessment can change

The Office of Property Assessments says property values may be adjusted for matters such as omissions, mathematical or clerical errors, physical changes including demolitions/subdivisions/building permits, certain interim assessments, appeals and qualifying catastrophic loss situations.

Do not compare the assessment directly with Zillow or a listing price. The county explicitly says the assessed value shown in the portal should not be interpreted as current market value.

Common Level Ratio in a 2027 appeal

The BPAAR page lists the 2027 Common Level Ratio at 49.3% and says it will be applied to current market value in appeals beginning in September 2026.

Simple illustration: if evidence in an appeal supported a current market value of $300,000, multiplying $300,000 by 49.3% equals $147,900. This only illustrates the ratio math; it does not predict the value BPAAR will determine for a particular parcel.

2027 Allegheny County Property Assessment Appeal — Open Now

Deadline: September 1, 2026

As of August 12, 2026, the filing window for tax-year 2027 annual assessment appeals is open. The window began July 1, 2026. The county charges no filing fee for the first-level annual appeal.

The property owner, school district or municipality may file an annual appeal. A 2027 appeal affects the 2027 assessment cycle; do not confuse it with the closed 2026 annual appeal window.

Search your parcel

Open the Real Estate Portal by address or Parcel ID and verify that the property, owner, municipality and school district are correct.

Open Appeal Status

The county’s online filing instructions direct users to the parcel’s Appeal Status tab and the 2027 online form.

Complete the appellant section carefully

Online property fields such as Parcel ID, municipality, school district, property address and owner are prefilled. Check them before submitting. Complete every required appellant field.

Acknowledge and submit

Complete the required acknowledgement and submit the online form. Resolve any highlighted errors before trying again.

Confirm successful filing

The online instructions say an automated email with a copy of the submitted appeal should arrive within minutes, generally within an hour. Check spam or junk if it does not appear.

Prepare for the hearing separately

Do not upload hearing evidence with the initial paper Annual Appeal Form. Evidence is handled after the hearing is scheduled and must follow the timing in the notice.

Other filing methods

Method	2027 filing instruction	Proof to keep
Online	Use the Appeal Status tab in the parcel record.	Automated email and attached submitted form.
Email	Send the signed/scanned application to AnnualAppeals@AlleghenyCounty.US.	Email receipt; county says email filings should receive acknowledgment within two business days.
Mail	Mail to County Office Building, 542 Forbes Ave., Room 334, Pittsburgh, PA 15219.	Keep a copy plus trackable/postmarked proof of timely filing.
In person	Deliver to the appeal office by the filing deadline.	Retain a copy and filing receipt if provided.
Fax	Not an accepted annual-appeal filing method.	Use an approved method instead.

Paper-form warning: the official 2027 form says the appellant is responsible for keeping proof of filing. It also says evidence should not be sent with the initial appeal form.

Official Allegheny County 2027 annual appeal resources

Annual Appeal Instructions 2027 Appeal Form PDF

Appeal Evidence and Telephone Hearing Preparation

Filing the appeal only preserves the appeal. Winning the factual issue depends on organized evidence and meeting the hearing deadlines.

Evidence that may help

Professional appraisal prepared for tax/valuation purposes.
Recent relevant sales data.
Property photographs showing condition.
Survey when the dispute involves land or physical facts.
Repair estimates or other documentation explaining condition differences.
A short explanation connecting each exhibit to your requested value.

Deadline checklist

Evidence to the county: at least 10 days before the hearing.
Evidence also goes to opposing parties as directed.
Valid hearing phone number: at least 5 days before the hearing.
One-time postponement requests generally must be written and timely.
Do not miss the call; failure to appear can result in withdrawal.

Online evidence upload details

Rule	Practical meaning
Scheduled hearing required	Evidence submitted for a parcel without a currently scheduled BPAAR hearing may be discarded.
16 parcel digits	The online evidence form requires the full 16-digit Parcel ID as displayed by the Real Estate Portal.
Static attachments	Photos, PDFs, Word documents and similar static files can be attached.
No videos or storage links	Video files and links to storage/websites are not valid evidence through this upload process.
5 MB per submission	The official online instructions state a combined 5 MB maximum for files submitted at one time. A separate submission may be needed for additional material.
Comments are not evidence	Use the comments field for context only; attach the actual documentary evidence.

Hearing notice timing: initial notices are issued at least 21 days before a residential hearing and 30 days before a commercial hearing. Rescheduled or postponed hearings receive at least seven days’ notice under the county’s current procedure.

The county’s current appeal pages state that hearings are being conducted by telephone. Follow the hearing notice you actually receive because procedures can change after this article’s verification date.

Official BPAAR pre-hearing instructions Review Hearing Preparation

After the BPAAR Hearing: Status and Second-Level Appeal

Track the first-level decision

Search the parcel and open the Appeals tab. The county says the decision is not issued on hearing day; the BPAAR disposition is sent in writing.

If you disagree with BPAAR

A qualifying party may appeal to the Court of Common Pleas, Board of Viewers, within 30 days of the BPAAR disposition letter’s mailing date.

Current second-level filing fee: the county’s appeal page lists a non-refundable Court of Common Pleas filing fee of $135.25. Court filing methods and fees can change, so confirm the amount before submitting.

Official Allegheny County next-level appeal guidance Review BPAAR Decision Appeal

Allegheny County Property Tax Search and 2026 Payment Dates

Once you find the parcel, use its Tax Information / E-Bill / E-Pay area for current county tax data. The Treasurer collects county taxes; the Office of Property Assessments does not.

January 2026 — assessments certified and bills mailed

The Treasurer’s annual calendar says the assessment office certifies individual assessments and the Treasurer mails tax statements and eBills in January.

March 31 — 2% discount deadline

Pay by March 31 to receive the county’s 2% early-payment discount.

April 30 — face/gross deadline

Pay the gross amount by April 30 to avoid the delinquent penalty and interest period.

May 1 — delinquency begins

A one-time 5% penalty applies, plus interest of 1% of the gross tax for each month the taxes remain delinquent.

Year end — unpaid current taxes

The Treasurer explains that current-year unpaid balances are transferred to the county’s third-party delinquent tax collector after the current collection period.

2026 payment methods

Method	Current rule	Micro-tip
E-check	The 2026 Treasurer bulletin lists e-check as free.	Confirm the Parcel ID/Lot & Block before authorizing the transaction.
Debit / credit card	The 2026 bulletin lists a 2.4% processor service fee.	Review the fee shown at checkout before final submission.
Mail	Mail payments to PO Box 643385, Pittsburgh, PA 15264-3385.	Reference the Parcel ID/Lot & Block on the payment.
In person	Treasurer’s Office, Courthouse Room 108, 436 Grant Street.	Current office hours are Monday–Friday, 8:30 a.m.–4:30 p.m.

Mobile payment navigation: the 2026 Treasurer bulletin tells mobile users to open the three-line menu in the Real Estate Portal and select Tax Info (E-Bill/E-Pay).

Need a payment receipt?

The Treasurer says online receipts generally become available 7–10 days after payment is processed. Search the parcel, open the Tax Info tab, scroll to the payment year and use the PDF receipt icon beside the paid status.

Closing or title work: the portal warns that online payment data is informational and should not be treated as a final certified account summary for a property closing. A four-year Treasurer tax certification is available for $25 per property when formal verification is required.

Official Allegheny County Treasurer Review 2026 Property Tax Information

Homestead, Senior and Other Property Tax Relief

Assessment records are also useful for checking whether a property relief program appears on the account. Relief programs have different qualifications and deadlines.

Act 50 Homestead/Farmstead Exclusion

Qualifying owner-occupied primary residences can receive an $18,000 reduction in assessed value for county tax purposes.

Only one qualifying primary homestead is allowed.
Application deadline is March 1 for the exclusion to apply for that tax year.
Approved owners generally do not reapply annually.
A new deed or new primary residence can require a new application.
The General Information tab shows “Yes” in the Homestead field when the application is on file.

Act 77 Senior Citizen Tax Relief

The current county program can provide a 30% reduction in county real estate tax, subject to program rules and an annual maximum.

Age/status qualification includes qualifying seniors, widows/widowers and permanently disabled adults.
Primary residence ownership/occupancy history is required.
Household income limit is $30,000 under the current county program.
The 2026 application deadline was June 30 and has passed.
The Treasurer says the 2027 application will become available in January 2027.

Act 50 tax-saving example

At the county’s 6.43-mill rate, an $18,000 Act 50 exclusion reduces county tax by $115.74 for a typical qualifying parcel: $18,000 × 0.00643 = $115.74. Municipal and school treatment may differ.

Official Allegheny County Act 50 guidance Review Homestead/Farmstead Exclusion

Deeds, Historical Assessment Cards and Certified Records

The assessment portal is the place to identify the parcel. The Division of Real Estate is the better source when you need the actual deed, mortgage, mortgage satisfaction, subdivision plan or a longer ownership history.

Use assessment records for

Current parcel identification.
Owner shown on the assessment account.
Building characteristics.
Assessment and tax information.
Current plus two previous owners.
Appeal status and reference map.

Use recorded land records for

Recorded deeds.
Mortgages and satisfactions.
Longer ownership chain.
Recorded plans and legal instruments.
Formal document copies.
Research beyond the assessment portal’s previous-owner limit.

Property assessment copy costs

Assessment record	County-listed cost
Property record card	$0.25 per page
Historical record card	$0.25 per page
Assessment record, 1994–1999	$5.00
Assessment record, 1989–1993	$7.50
Assessment record before 1989	$10.00
Certification of records	$3.50 per document
Appeal hearing file	$0.25 per page

The county copy page states that these assessment-copy items are subject to 7% tax and that assessment-record hard-copy payments are cash or check. Confirm the current total before ordering.

Official Allegheny County record-copy guidance Check Record Copy Options

Correct a Wrong Owner Name, Property Address or Tax Mailing Address

Allegheny County maintains several different address and ownership fields. Updating the wrong office can leave the problem unresolved.

Problem	Correct route	Important detail
Physical property address	Division of Real Estate address-change process	Parcel ID is required for the online correction form.
Owner mailing address	Division of Real Estate	County does not recommend relying on a phone request for these address changes.
Tax bill mailing address	Treasurer’s Office	Call 412-350-4100 or use the Treasurer’s published address-change email route.
Actual owner must change	Record a new deed through the Division of Real Estate	An address-change form cannot change legal ownership.
Owner name misspelled on tax bill but deed is correct	Treasurer Customer Service	Call 412-350-4100 and explain that the recorded deed is already correct.

Three-address rule: a parcel may have a physical property address, an owner mailing address and a tax-bill mailing address. They are not required to be identical.

Official Allegheny County address-change guidance Review Address Change Options

Allegheny County Property Search Not Working? Use This Fix List

Problem	Likely cause	Best next action
Address finds nothing	Street suffix or formatting is too specific.	Use street name without Street, Avenue, Road, Drive, Circle or similar suffix.
Street returns too many records	Partial street search is broad.	Add house number and/or municipality.
Parcel number fails	Formatting, leading zeros or copied punctuation.	The county system can accept partial block/lot input and fill leading zeros; retry a cleaner partial identifier.
Cannot find owner-name search	Owner search is an added subscription feature.	Use the free address/parcel route or review the official subscription service.
New 2027 parcel is missing	Property will be taxed by the county for the first time in 2027.	The portal says these new parcels may not appear until values are certified in January 2027; email LandHelp@AlleghenyCounty.US for assistance.
Recent sale still shows prior owner	Deed processing and assessment-system update timing.	Verify the recorded deed first, then report a data issue if the county record remains incorrect.
Old owner history stops after a few names	Previous Owners tab is limited to current plus two previous owners.	Use recorded deed records for complete historical research.
Map line conflicts with a fence	Assessment maps are reference maps, not survey-accurate boundaries.	Use deeds, recorded plans and a licensed surveyor for legal boundary decisions.
Tax payment does not look final	Portal data can change after payment processing or insufficient-fund reversal.	Wait for the posted receipt or obtain a certified tax record when formal proof is required.
Searching “Assessment 2”	Legacy or ambiguous search wording.	Current county pages route public users to the Real Estate Portal; start there instead of relying on an old “Assessment 2” bookmark or third-party result.

Update-frequency caution: the county help material uses both weekly-update and daily-change wording for different parts of the portal. Do not assume a deed, appeal, permit or correction made today will appear everywhere immediately.

Allegheny County Property Offices and Phone Scripts

Office	Use it for	Current contact
Office of Property Assessments	Assessment values, property data, exemptions and assessment questions.	542 Forbes Avenue, Room 347, Pittsburgh, PA 15219 412-350-4636, Option 2
BPAAR Appeals Office	Annual and special appeals, hearing status and appeal procedure.	542 Forbes Avenue, Room 334, Pittsburgh, PA 15219 412-350-4636, Option 2
Division of Real Estate	Deeds, plans, mapping, registry, copies and ownership-record issues.	542 Forbes Avenue, Room 101, Pittsburgh, PA 15219 General: 412-350-4226 Deed/plan copies: 412-350-4224
County Treasurer	Current county tax bills, payments, receipts and tax-bill mailing address.	436 Grant Street, Room 108, Pittsburgh, PA 15219 412-350-4100 Mon–Fri, 8:30 a.m.–4:30 p.m.
Jordan Tax Service	Delinquent/liened county real estate tax years assigned to the county’s collection service.	412-835-5243

Assessment call

“I’m calling about Parcel ID [number]. I found the property in the Real Estate Portal and need help understanding or correcting the [assessment / building information / exemption] field for tax year [year].”

Appeal call

“I’m calling about Parcel ID [number]. I filed or plan to file a 2027 annual appeal. I need to confirm [filing receipt / hearing status / evidence deadline / phone number on file].”

Tax payment call

“I’m calling about Parcel ID [number] and the 2026 county tax. I need to confirm the [payment / receipt / delinquent balance / tax-bill mailing address] status.”

Official Allegheny County Property Links

Use these only after identifying the task above. They lead to the official county systems used for the final lookup, appeal, payment, correction or document request.

Property search

Address and Parcel ID/Lot & Block lookup.

Real Estate Portal

Property record help

County explanation of assessment-record services and available record types.

Property Record Search Help

2027 annual appeal

Current filing window, submission methods and hearing notice information.

Annual Appeal Page

Property assessment

Base-year methodology, valuation rules and reasons assessments may change.

Assessment Guidance

County taxes

2026 calendar, payment methods, relief and delinquent-tax routing.

Treasurer Real Estate Tax

Deeds and land records

Recorded deeds, mortgages, plans and document-recording resources.

Recorded Land Documents

Allegheny County Property Search FAQs

What is the official Allegheny County assessor property search?

The official public lookup is the Allegheny County Real Estate Portal. The county’s Office of Property Assessments maintains assessment information, while the portal provides address and Parcel ID/Lot & Block search access to property records.

How do I search Allegheny County assessments by address?

Choose Address in the Real Estate Portal, enter the house number and street name, and leave off street suffixes such as Street, Avenue, Road or Drive. Municipality is optional and can be added when the search is too broad.

Can I search Allegheny County assessments by owner name for free?

The normal guest portal is designed for address and parcel searches. Allegheny County lists direct owner-name searching as an additional subscription service with registration, monthly and hourly charges. A one-property lookup usually does not require that subscription if you know the address or parcel number.

How do I search by Allegheny County Parcel ID or Lot & Block?

Select Parcel Number in the official portal and enter the identifier from a tax bill or property record. The county help file says leading zeros can be filled automatically and partial block/lot searches can also be used.

Why is my Allegheny County assessed value lower than current market value?

Allegheny County uses a 2012 base-year assessment system. The county specifically warns that the assessed values displayed in the Real Estate Portal should not be interpreted as current market values.

When is the 2027 Allegheny County annual assessment appeal deadline?

The 2027 annual appeal filing window runs from July 1 through September 1, 2026. As of August 12, 2026, the window is open. Annual appeals can be filed online, by email, by mail or in person; fax is not accepted.

What is the 2027 Allegheny County Common Level Ratio?

The county lists the 2027 Common Level Ratio as 49.3%. BPAAR says this factor will be applied to current market value in appeals beginning in September 2026.

Where do I pay 2026 Allegheny County property taxes?

Open the parcel in the Real Estate Portal and use the Tax Info/E-Bill/E-Pay section or follow the Treasurer’s official payment instructions. The 2026 calendar uses March 31 for the 2% discount deadline, April 30 for the gross payment deadline and May 1 for the start of delinquency charges.

Where do I find complete Allegheny County deed and owner history?

Use the Division of Real Estate land-record system. The assessment portal’s Previous Owners tab is limited to the current and two previous owners, so it is not a complete ownership or title history.

What is “Allegheny County Assessment 2 property search”?

The current Allegheny County pages route public property searches to the Real Estate Portal rather than to a separately labeled “Assessment 2” database. If an old bookmark or search result uses that wording, start from the current official portal and search by address or Parcel ID.

Best Search Order

Start with the free official Real Estate Portal and search by address. Save the Parcel ID/Lot & Block number, then open the assessment, tax, appeal, owner-history or map tab you actually need. Use the paid owner-name subscription only when broader owner research is necessary.

If you are considering a 2027 assessment appeal, the September 1, 2026 filing deadline is currently the most important date. For tax payments use the Treasurer, for recorded ownership documents use the Division of Real Estate, and for a legal boundary use recorded plans and a survey rather than the online parcel map.