The Hidden Cost of Property Taxes in the Philly Suburbs

Summary

When buyers compare homes across the Philadelphia suburbs, most focus on purchase price and mortgage rates — but overlook the single most powerful long-term cost of ownership: property taxes. In 2026, two identical $750,000 homes can differ by thousands of dollars per year in taxes depending on where they are located. This article explains how property taxes work in Pennsylvania, how they differ between the Main Line, Chester County, and Bucks County, and why taxes quietly shape both affordability and resale value.

Table of Contents

1. Why Property Taxes Matter More Than You Think

2. How Pennsylvania Property Taxes Actually Work

3. Why the Same House Is Taxed So Differently

4. Main Line Property Taxes

5. Chester County Property Taxes

6. Bucks County Property Taxes

7. How Taxes Affect Monthly Payments

8. How Taxes Affect Appreciation

9. How Savvy Buyers Evaluate Taxes

10. What Sellers Need to Know

11. Bottom Line

1. Why Property Taxes Matter More Than You Think

Unlike your mortgage, property taxes:

• Never go away

• Usually rise

• Are not affected by interest rates

• Directly affect affordability

They are one of the biggest drivers of:

• Who can buy

• How much they can afford

• What your home will resell for

Ignoring taxes is one of the most expensive mistakes buyers make.

2. How Pennsylvania Property Taxes Actually Work

In Pennsylvania, property taxes are driven by:

• County tax

• Township/borough tax

• School district tax

The school district portion is usually the largest — and the most important for resale.

Each county reassesses property values on its own schedule, which means tax bills can differ wildly even for similar homes.

3. Why the Same House Is Taxed So Differently

Two $750,000 homes in different suburbs may be assessed at:

• $500,000 in one town

• $800,000 in another

Multiply that by local millage rates and you get very different tax bills.

This creates winners and losers among towns — even within the same county.

4. Main Line Property Taxes

On the Main Line:

• Lower Merion

• Radnor

• Haverford

• Tredyffrin-Easttown

Taxes are driven largely by elite school districts.

Typical $750K home:

• $8,000–$12,000 per year

Despite being expensive areas, the tax burden is often lower than many New Jersey suburbs, which is one reason Main Line homes hold value so well.

5. Chester County Property Taxes

Chester County benefits from:

• A larger commercial tax base

• Newer housing stock

• More balanced school funding

Typical $750K home:

• $7,000–$10,000 per year

This is one reason Chester County often feels more affordable than its price alone would suggest.

6. Bucks County Property Taxes

Bucks County is more uneven.

Some areas are reasonable. Others — especially where reassessments hit hard — can be expensive.

Typical $750K home:

• $9,000–$14,000 per year

Town-by-town differences matter enormously here.

7. How Taxes Affect Monthly Payments

An extra $5,000 per year in taxes is:

• About $420 per month

That can be the difference between:

• Qualifying or not

• Feeling comfortable or stretched

8. How Taxes Affect Appreciation

High taxes:

• Shrink the buyer pool

• Reduce affordability

• Slow appreciation

Low, predictable taxes:

• Attract relocators

• Support resale

• Protect long-term value

This is why similar homes in different towns appreciate at different rates.

9. How Savvy Buyers Evaluate Taxes

Smart buyers look at:

• Assessed value

• Millage rate

• Reassessment risk

• School district budgets

They don’t just look at the tax bill — they look at where it’s going.

10. What Sellers Need to Know

If your taxes are high:

• Buyers will ask

• Appraisers will notice

• Pricing must reflect it

You can’t ignore taxes when selling.

11. Bottom Line

In the Philly suburbs, property taxes quietly shape:

• What you can afford

• How well your home holds value

• How easy it is to resell

Understanding them is one of the biggest advantages a buyer or seller can have.

If you want a town-by-town tax breakdown for where you’re shopping or selling, that’s exactly what I provide to my clients across the Main Line, Chester County, and Bucks County.