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Pennsylvania Consolidated Statutes

53 Pa. Cons. Stat. § 8842 (2026)

 Valuation of property.

✓ current as of May 2026
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§ 8842.  Valuation of property.

(a)  Predetermined ratio.--The county assessment office shall assess real property at a value based upon an established predetermined ratio which may not exceed 100% of actual value. The ratio shall be established and determined by the board of county commissioners by ordinance. In arriving at actual value, the county may utilize the current market value or it may adopt a base-year market value.

(b)  Valuation.--

(1)  Except as set forth in paragraph (2), the following apply:

(i)  In arriving at actual value, the price at which any property may actually have been sold, either in the base year or in the current taxable year, shall be considered but shall not be controlling.

(ii)  The selling price shall be subject to revision by increase or decrease to accomplish equalization with other similar property within the county.

(iii)  In arriving at the actual value, the following methods must be considered in conjunction with one another:

(A)  Cost approach, that is, reproduction or replacement, as applicable, less depreciation and all forms of obsolescence.

(B)  Comparable sales approach.

(C)  Income approach.

(2)  The valuation of real property used for the purpose of wind energy generation for assessment purposes shall be developed by the county assessor utilizing the income capitalization approach to value. The valuation shall be determined by the capitalized value of the land lease agreements, supplemented by the sales comparison data approach as deemed necessary by the county assessor. The lessee, or lessor on behalf of the lessee, shall provide the nonproprietary lease and lease income information reasonably needed by the county assessor to determine value by September 1.

(c)  Impact of restrictions and tax credits on valuation.--

(1)  In arriving at the actual value of real property, the impact of applicable rent restrictions, affordability requirements or any other related restrictions prescribed by any Federal or State programs shall be considered.

(2)  Federal or State income tax credits with respect to property shall not be considered real property or income attributable to real property.

 

Agreements or Assessment Practices.  Section 5(3) of Act 93 of 2010 provided that subsec. (b)(2) shall not affect an agreement or agreed to assessment practice actively in place in a county on January 28, 2007.

Cross References.  Section 8842 is referred to in sections 8801, 8811, 8821 of this title.

Notes of Decisions
Cited in 12 cases (2 in the last 5 years), 2014–2024 · leading case: Harley-Davidson Motor Co. v. Springettsbury Twp., 124 A.3d 270 (Pa. 2015).
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Harley-Davidson Motor Co. v. Springettsbury Twp., 124 A.3d 270 (Pa. 2015). · cites it 3× “The General Assembly and this Court have set forth the foundational principles for the determination of the fair market value of property for tax assessment purposes.”
In re Appeal of Springfield Sch. Dist., 101 A.3d 835 (Pa. Commw. Ct. 2014). “The ratio shall be established and determined by the board of county commissioners by ordinance.”
In re Consol. Appeals of Chester-Upland Sch. Dist., 200 A.3d 1052 (Pa. Commw. Ct. 2018). · cites it 2× “3d 270 , 279 (2015) ; see also 53 Pa. C.S. § 8842. The actual value is a parcel's fair market value, which has been defined as "the price which a purchaser, willing but not obliged to buy, would pay an owner, willing but not obliged to sell, taking into consideration all uses to…”
Salieri Grp., Inc. v. Beaver Cnty. Auxiliary Appeal Bd., 131 A.3d 618 (Pa. Commw. Ct. 2016). · cites it 3× “*623 ■ Section 8842(a) of the Consolidated County Assessment Law, 53 Pa.C.S. § 8842(a), provides: ■ The county assessment office Shall assess real property at a value based upon an [EPR] which may not exceed 100% of actual value.”
In Re: Consol. Appeals of Chester-Upland SD from the Decisions of the Bd. of Assessment Appeals of Delaware Cnty., PA for Various Tax Years & Various Real Props. ~ Appeals of: Chichester SD (Pa. Commw. Ct. 2018). · cites it 2× “2015); see also 53 Pa. C.S. § 8842. The actual value is a parcel’s fair market value, which has been defined as “the price which a purchaser, willing but not obliged to buy, would pay an owner, willing but not obliged to sell, taking into consideration all uses to which the…”
Erie-W. PA Port Auth. & Commodore Perry Yacht Club v. Erie Cnty. Bd. of Assessment Appeals & The SD of the City of Erie ~ Appeal of: The Sch. Dist. of the City of Erie (Pa. Commw. Ct. 2019). · cites it 2× “” 53 Pa. C.S. §8842. The actual value is a parcel’s fair market value, which has been defined as “the price which a purchaser, willing but not obliged to buy, would pay an owner, willing but not obliged to sell, taking into consideration all uses to which the property is adapted…”
Missouri River Corp. v. Erie Cnty. Bd. of Assess. Appeals, Erie Cnty., PA (Pa. Commw. Ct. 2020). · cites it 2× “’ 53 Pa.C.S. § 8842. The actual value is a parcel’s fair market value, which has been defined as ‘the price which a purchaser, willing but not obliged to buy, would pay an owner, willing but not obliged to sell, taking into consideration all uses to which the property is adapted…”
Westfall Hosp. Holding, LLC v. Pike Cnty. Bd. of Assessment Appeals (Pa. Commw. Ct. 2016). “53 Pa. C.S. §8842…. Actual value means a parcel’s fair market value, which is “the price which a purchaser, willing but not obliged to buy, would pay an owner, willing but not obliged to sell, taking into consideration all uses to which the property is adapted and might in…”
Appeal of C. Landis & L.R. Garnas Owner, From the Decisions of the Bd. of Assessment Appeals of Delaware Cnty. (Pa. Commw. Ct. 2019). “53 Pa. C.S. §8842 (emphasis added). “Base year” is defined as: [t]he year upon which real property market values are based for the most recent countywide revision of assessment of real property or other prior year upon which the market value of all real property of the county is…”
Appeal of C. Landis & L.R. Garnas Owner, From the Decisions of the Bd. of Assessment Appeals of Delaware Cnty. (Pa. Commw. Ct. 2019). “53 Pa. C.S. §8842 (emphasis added). “Base year” is defined as: [t]he year upon which real property market values are based for the most recent countywide revision of assessment of real property or other prior year upon which the market value of all real property of the county is…”
Appeals of Linehan & Levin From a Decision of the Bd. of Revision of Taxes ~ Appeal of: City of Philadelphia (Pa. Commw. Ct. 2022). “2d at 202-03 ; see 53 Pa.C.S. § 8842. For example, if 2021 is the base year, a property has a total market value of $6, and a county has elected to impose a 100% EPR, then the total assessed value is $6.”
Coatesville Area S.D. v. Chester Cnty. Bd. of Assessment Appeals ~ Appeal of: Preserve at Milltown Lantern Owner LLC (Pa. Commw. Ct. 2024). “) He acknowledged that the idea of a $10,000 monetary threshold derived from the notion that the program Section 8842(a) of the Consolidated County Assessment Law (Law), 53 Pa.C.S. § 8842(a). The assessed value is multiplied by the county’s millage rate to determine amount due.”
— 53 Pa. Cons. Stat. § 8842(a) — 3 cases
In re Appeal of Springfield Sch. Dist., 101 A.3d 835 (Pa. Commw. Ct. 2014). “The ratio shall be established and determined by the board of county commissioners by ordinance.”
Salieri Grp., Inc. v. Beaver Cnty. Auxiliary Appeal Bd., 131 A.3d 618 (Pa. Commw. Ct. 2016). “*623 ■ Section 8842(a) of the Consolidated County Assessment Law, 53 Pa.C.S. § 8842(a), provides: ■ The county assessment office Shall assess real property at a value based upon an [EPR] which may not exceed 100% of actual value.”
Coatesville Area S.D. v. Chester Cnty. Bd. of Assessment Appeals ~ Appeal of: Preserve at Milltown Lantern Owner LLC (Pa. Commw. Ct. 2024). “) He acknowledged that the idea of a $10,000 monetary threshold derived from the notion that the program Section 8842(a) of the Consolidated County Assessment Law (Law), 53 Pa.C.S. § 8842(a). The assessed value is multiplied by the county’s millage rate to determine amount due.”
— 53 Pa. Cons. Stat. § 8842(b) — 4 cases
Harley-Davidson Motor Co. v. Springettsbury Twp., 124 A.3d 270 (Pa. 2015). “The General Assembly and this Court have set forth the foundational principles for the determination of the fair market value of property for tax assessment purposes.”
In re Consol. Appeals of Chester-Upland Sch. Dist., 200 A.3d 1052 (Pa. Commw. Ct. 2018). “3d 270 , 279 (2015) ; see also 53 Pa. C.S. § 8842. The actual value is a parcel's fair market value, which has been defined as "the price which a purchaser, willing but not obliged to buy, would pay an owner, willing but not obliged to sell, taking into consideration all uses to…”
In Re: Consol. Appeals of Chester-Upland SD from the Decisions of the Bd. of Assessment Appeals of Delaware Cnty., PA for Various Tax Years & Various Real Props. ~ Appeals of: Chichester SD (Pa. Commw. Ct. 2018). “2015); see also 53 Pa. C.S. § 8842. The actual value is a parcel’s fair market value, which has been defined as “the price which a purchaser, willing but not obliged to buy, would pay an owner, willing but not obliged to sell, taking into consideration all uses to which the…”
Erie-W. PA Port Auth. & Commodore Perry Yacht Club v. Erie Cnty. Bd. of Assessment Appeals & The SD of the City of Erie ~ Appeal of: The Sch. Dist. of the City of Erie (Pa. Commw. Ct. 2019). “” 53 Pa. C.S. §8842. The actual value is a parcel’s fair market value, which has been defined as “the price which a purchaser, willing but not obliged to buy, would pay an owner, willing but not obliged to sell, taking into consideration all uses to which the property is adapted…”
— 53 Pa. Cons. Stat. § 8842(b)(1) — 1 case
Salieri Grp., Inc. v. Beaver Cnty. Auxiliary Appeal Bd., 131 A.3d 618 (Pa. Commw. Ct. 2016). “*623 ■ Section 8842(a) of the Consolidated County Assessment Law, 53 Pa.C.S. § 8842(a), provides: ■ The county assessment office Shall assess real property at a value based upon an [EPR] which may not exceed 100% of actual value.”
— 53 Pa. Cons. Stat. § 8842(b)(1)(iii)(A) — 1 case
Missouri River Corp. v. Erie Cnty. Bd. of Assess. Appeals, Erie Cnty., PA (Pa. Commw. Ct. 2020). “’ 53 Pa.C.S. § 8842. The actual value is a parcel’s fair market value, which has been defined as ‘the price which a purchaser, willing but not obliged to buy, would pay an owner, willing but not obliged to sell, taking into consideration all uses to which the property is adapted…”
— 53 Pa. Cons. Stat. § 8842(b)(l)(iii) — 1 case
Salieri Grp., Inc. v. Beaver Cnty. Auxiliary Appeal Bd., 131 A.3d 618 (Pa. Commw. Ct. 2016). “*623 ■ Section 8842(a) of the Consolidated County Assessment Law, 53 Pa.C.S. § 8842(a), provides: ■ The county assessment office Shall assess real property at a value based upon an [EPR] which may not exceed 100% of actual value.”
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