Adams County Property Taxes
The median property tax rate in Adams County is 1.78%, which is significantly higher than both the national median of 0.99% and the Pennsylvania state median of 2.81%. With the median home value in Adams County at $207,500, the typical annual property tax bill reaches $3,745, which exceeds the national median of $2,690. Property taxes in Adams County are calculated based on the tax assessed value, which generally falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Adams County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in Gettysburg or another part of Adams County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Adams County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.78%
Estimate Property Tax Bill
$3,694
Ownwell’s Adams County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Adams County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Adams County to estimate your property tax bill. This insight helps you understand potential tax liabilities. If you’d like to see trends on a city level, scroll down to navigate to a more local informational page. Your property assessed value is the value assigned to your property by your county for property tax calculations. Assessed value takes into account any exemptions you may have on your property.
Property Tax Rates Across Adams County, Pennsylvania
Property taxes in Adams County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Adams County is 1.78%, which is higher than the U.S. national median of 0.99%. Local government entities within Adams County set these rates annually, and they can vary significantly between different areas within the county. Each year, Adams County estimates its required budget to maintain services for the upcoming fiscal year and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. For comparison, the city of Mc Sherrystown has one of the higher property tax rates in the region at 2.34%, while the city of Peach Glen boasts one of the lowest at 0.42%. Analyzing how Adams County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Adams County Tax Rate
1.78%
Average Pennsylvania Tax Rate
2.81%
Average United States Tax Rate
0.99%
Property Tax Rates Across Adams County, Pennsylvania
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Abbottstown | 1.97% | 1.97% | 2.00% | 2.19% | 2.19% |
| Arendtsville | 2.12% | 2.15% | 2.15% | 2.15% | 2.15% |
| Aspers | 1.04% | 2.05% | 2.05% | 2.08% | 2.08% |
| Bendersville | 2.05% | 2.14% | 2.14% | 2.14% | 2.14% |
| Biglerville | 1.07% | 1.65% | 2.05% | 2.15% | 2.39% |
| Blue Ridge Summit | 1.71% | 1.71% | 1.71% | 1.71% | 1.71% |
| Cashtown | 1.65% | 1.65% | 1.65% | 1.65% | 1.65% |
| Dillsburg | 0.79% | 1.75% | 1.75% | 1.75% | 1.75% |
| East Berlin | 1.72% | 1.72% | 1.72% | 1.75% | 1.87% |
| Fairfield | 1.31% | 1.71% | 1.74% | 1.83% | 1.83% |
| Fayetteville | 1.65% | 1.65% | 1.65% | 1.73% | 1.73% |
| Gardners | 1.04% | 1.69% | 1.69% | 2.05% | 2.08% |
| Gettysburg | 1.22% | 1.59% | 1.78% | 1.82% | 2.01% |
| Hanover | 1.77% | 1.97% | 2.13% | 2.13% | 2.13% |
| Idaville | 1.69% | 1.69% | 1.69% | 1.69% | 1.69% |
| Littlestown | 1.57% | 1.77% | 1.78% | 2.15% | 2.15% |
| Mcknightstown | 0.84% | 0.91% | 1.65% | 1.65% | 1.65% |
| Mc Knightstown | 1.65% | 1.65% | 1.65% | 1.65% | 1.65% |
| Mc Sherrystown | 2.13% | 2.34% | 2.34% | 2.34% | 2.34% |
| New Oxford | 1.60% | 1.97% | 2.03% | 2.03% | 2.20% |
| Orrtanna | 0.90% | 1.65% | 1.65% | 1.65% | 1.65% |
| Peach Glen | 0.23% | 0.30% | 0.42% | 0.54% | 0.61% |
| York Springs | 0.86% | 1.69% | 1.69% | 1.75% | 1.85% |
Source: Ownwell
Property Tax Assessment Values Across Adams County, Pennsylvania
In Adams County, understanding the difference between "market value" and "assessed value" is key to comprehending property taxes. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Adams County Appraisal District. The assessed value, however, is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. Assessment notices in Adams County are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. The median home price in Adams County is $207,500, with tax bills varying widely. McKnightstown boasts the highest median tax bill at $4,600, while Peach Glen has the lowest at $753. Being aware of these valuation processes in Adams County will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Property Tax Assessment Values Across Adams County, Pennsylvania
Source: Ownwell
$57,100
$183,250
$309,400
Average Adams County Assessed Value
$207,500
Average Pennsylvania Assessed Value
$114,400
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Adams County, Pennsylvania
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Abbottstown | $126,790 | $151,825 | $203,600 | $260,250 | $330,790 |
| Arendtsville | $132,500 | $146,000 | $172,700 | $203,300 | $229,500 |
| Aspers | $105,120 | $151,100 | $200,600 | $271,900 | $386,880 |
| Bendersville | $86,100 | $120,400 | $156,500 | $180,900 | $222,500 |
| Biglerville | $109,700 | $147,600 | $192,100 | $259,775 | $387,250 |
| Blue Ridge Summit | $208,000 | $208,000 | $208,000 | $208,000 | $208,000 |
| Cashtown | $89,520 | $143,900 | $170,400 | $227,900 | $283,980 |
| Dillsburg | $117,730 | $155,200 | $184,950 | $258,000 | $383,650 |
| East Berlin | $138,910 | $170,725 | $210,150 | $286,550 | $434,490 |
| Fairfield | $142,830 | $187,600 | $227,500 | $284,075 | $381,150 |
| Fayetteville | $25,950 | $50,175 | $129,350 | $179,975 | $239,000 |
| Gardners | $96,560 | $134,200 | $183,800 | $247,000 | $374,020 |
| Gettysburg | $132,300 | $173,550 | $231,700 | $332,350 | $459,540 |
| Hanover | $130,700 | $156,700 | $194,500 | $280,875 | $346,730 |
| Idaville | $57,100 | $57,100 | $57,100 | $57,100 | $57,100 |
| Littlestown | $143,100 | $170,200 | $214,700 | $285,100 | $370,100 |
| Mcknightstown | $77,180 | $120,500 | $309,400 | $520,700 | $553,640 |
| Mc Knightstown | $109,620 | $147,875 | $173,400 | $202,250 | $286,430 |
| Mc Sherrystown | $115,240 | $134,300 | $156,200 | $180,600 | $213,300 |
| New Oxford | $119,900 | $146,975 | $183,000 | $259,800 | $361,200 |
| Orrtanna | $53,100 | $136,900 | $196,200 | $282,000 | $412,800 |
| Peach Glen | $152,040 | $158,100 | $168,200 | $178,300 | $184,360 |
| York Springs | $109,600 | $156,000 | $209,900 | $293,300 | $413,100 |
Source: Ownwell
Property Tax Bills Across Adams County, Pennsylvania
In Adams County, PA, property tax bills are calculated based on the assessed value of a property, which is determined by the local tax assessor. This assessed value is a percentage of the property's market value. The tax rate, or millage rate, is then applied to the assessed value to calculate the annual tax bill. Various factors influence the assessed value, including the property's size, location, and condition. For homeowners in Adams County, the median home price is $207,500. Property tax bills can vary significantly, with the 25th percentile at $2,978 and the 75th percentile at $4,840. Those in the 90th percentile face tax bills as high as $6,183. The city with the highest median tax bill is McKnightstown at $4,600, while Peach Glen has the lowest at $753. Compared to the national median property tax rate of 0.99%, these figures highlight the variability and potential financial impact on homeowners within the county.
Average Adams County Tax Bill
$3,745
Average Pennsylvania Tax Bill
$3,063
Average United States Tax Bill
$2,690
Property Tax Bills Across Adams County, Pennsylvania
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Abbottstown | $2,577 | $3,185 | $4,002 | $5,009 | $5,978 |
| Arendtsville | $2,737 | $3,140 | $3,701 | $4,345 | $4,881 |
| Aspers | $1,930 | $2,909 | $3,822 | $4,791 | $5,986 |
| Bendersville | $1,767 | $2,557 | $3,309 | $3,835 | $4,643 |
| Biglerville | $2,021 | $2,922 | $3,787 | $4,709 | $5,897 |
| Blue Ridge Summit | $3,564 | $3,564 | $3,564 | $3,564 | $3,564 |
| Cashtown | $1,475 | $2,371 | $2,807 | $3,755 | $4,678 |
| Dillsburg | $1,826 | $2,535 | $3,088 | $3,688 | $4,620 |
| East Berlin | $2,408 | $2,960 | $3,579 | $4,517 | $6,307 |
| Fairfield | $2,314 | $3,201 | $3,926 | $4,785 | $5,794 |
| Fayetteville | $428 | $827 | $2,150 | $2,916 | $3,562 |
| Gardners | $1,587 | $2,351 | $3,145 | $3,996 | $4,902 |
| Gettysburg | $2,336 | $3,023 | $3,882 | $5,194 | $6,732 |
| Hanover | $2,667 | $3,234 | $3,920 | $5,564 | $6,739 |
| Idaville | $965 | $965 | $965 | $965 | $965 |
| Littlestown | $2,730 | $3,275 | $4,004 | $5,061 | $5,897 |
| Mcknightstown | $1,272 | $1,985 | $4,600 | $4,733 | $4,952 |
| Mc Knightstown | $1,806 | $2,404 | $2,827 | $3,297 | $4,090 |
| Mc Sherrystown | $2,693 | $3,108 | $3,574 | $4,122 | $4,769 |
| New Oxford | $2,228 | $2,914 | $3,603 | $4,807 | $6,059 |
| Orrtanna | $807 | $2,101 | $3,034 | $3,956 | $5,122 |
| Peach Glen | $368 | $512 | $753 | $994 | $1,138 |
| York Springs | $1,794 | $2,525 | $3,305 | $4,179 | $5,193 |
Source: Ownwell