If you just opened your mail and felt your stomach drop at the sight of your tax bill, you aren't alone. Honestly, owning a home in Delaware County—whether you're in the rolling hills of Pennsylvania's "Delco" or the rapidly growing suburbs of Delaware County, Ohio—has become a lot more expensive lately. It’s a weird time. People are seeing 19% jumps in one place and massive new levies in another.
Most folks think property taxes are just a fixed cost of living, like a Netflix subscription that occasionally gets a dollar more expensive. But in reality, Delaware County property tax is a moving target. It is a mix of school board decisions, county-wide reassessments, and "millage rates" that sound like something out of a 19th-century factory. If you don’t know how the math works, you’re basically just writing a blank check to the government every year.
Why Delco Taxes Are Spiking Right Now
Let’s talk about the elephant in the room: Pennsylvania’s Delaware County.
If you live in Media, Upper Darby, or Havertown, you’ve probably heard the news by now. The County Council recently pushed through a massive 19% tax increase for the 2026 budget. That is not a typo. It follows another significant hike from the year prior. For an average homeowner with a house assessed at around $255,000, we’re talking about an extra $188 a year. It doesn’t sound like much until you realize that’s just the county portion.
You still have your school taxes and your municipal taxes to deal with.
Why is this happening? Basically, the county has been running on a structural deficit for years. The current council argues that the previous administration kicked the can down the road, and now the bill is due. They’re trying to fix crumbling infrastructure and bridge a massive budget gap. It’s a tough pill to swallow, especially when inflation has already made eggs and gas feel like luxury items.
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The Assessment vs. Market Value Trap
Here is where it gets confusing. Your "assessed value" is not what you could sell your house for on Zillow.
In PA, the county underwent a massive reassessment a few years back because a judge ruled the old system was basically unconstitutional. It was so inconsistent it violated the state's "uniformity clause." Now, the goal is for assessments to reflect 100% of market value, but there's a lag. If you bought your house in 2024 for $500,000, but the county has it assessed at $300,000, don't celebrate yet. They will catch up.
The Ohio Side of the Coin: Delaware County Growth
Switch gears to Delaware County, Ohio. It is one of the fastest-growing counties in the entire country. Growth sounds great for property values, and it is! But it’s a double-edged sword for taxes.
In Ohio, the system is a bit different. You’ve got the County Auditor, George Kaitsa, and his team who handle the valuations. They just went through a 2023 update that saw values jump significantly. While Ohio has "House Bill 920" which is supposed to keep your taxes from rising at the exact same rate as your property value, it doesn't stop new levies.
Voters in Ohio often decide their own fate at the ballot box. You'll see things like the 911 levy—which was recently renewed at 0.68 mills with a tiny 0.05 increase—or local school levies. If a school district needs a new building because 500 families moved in last month, your Delaware County property tax bill is going to reflect that.
Deadlines You Absolutely Cannot Miss
In Ohio, property taxes are paid in arrears (last year's tax this year).
- First Half: Usually due mid-February (Feb 10, 2026).
- Second Half: Usually due in July.
In PA, the calendar is a bit more aggressive:
- February 1st: Bills are mailed out.
- April 1st: The deadline for the 2% discount. If you can swing it, pay by now. It’s free money.
- June 1st: This is the "face value" deadline. After this, you’re hit with a 10% penalty.
How to Fight Back: The Appeal Process
Most people think an assessment is final. It isn't. It’s an opinion. And sometimes, the county’s opinion is wrong.
If you think your house is assessed higher than what it's actually worth—or if your neighbor has an identical house but pays $2,000 less in taxes—you have the right to appeal. In Delaware County, PA, the annual appeal deadline is typically August 1st for the following year. You have to pay a filing fee (usually $50 for residential) and show up at the Government Center in Media with evidence.
Evidence isn't just "I think my taxes are too high." You need:
- Photos of structural issues (cracked foundations, 20-year-old kitchens).
- Recent sales of similar homes in your immediate neighborhood.
- A professional appraisal (this is the gold standard, though it costs money).
In Ohio, you go through the Board of Revision (BOR). The window to file is between January 1st and March 31st. It’s a formal process, but you don't necessarily need a lawyer if you're just a homeowner. Just be prepared to prove that your house wouldn't actually sell for what the Auditor says it would.
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If you’re a senior or a veteran, you might be overpaying.
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The Homestead Exclusion is the big one in PA. It knocks a chunk off the assessed value of your primary residence before they calculate the tax. If you haven't filed for this, do it tomorrow. It’s a one-time filing that stays with the property.
Over in Ohio, the Homestead Exemption is specifically for seniors (65+) and the disabled. It shields the first $26,200 of your home's market value from taxation. For a lot of people, that’s a couple of hundred dollars a year. Veterans with a 100% service-connected disability can get an even bigger break—shielding up to $52,300 of value.
The "Millage" Math (Simplified)
I know, "millage" sounds like something you'd hear in a grain mill. But it’s just $1 of tax for every $1,000 of assessed value.
If your millage rate is 4.609 (which is the new PA county rate for 2026) and your house is assessed at $200,000, you divide the value by 1,000 and multiply by the rate.
$200 \times 4.609 = $921.80$.
But remember, that’s just the county slice. You have to repeat that math for your school district (which is usually the biggest chunk) and your township. In places like Upper Darby or Radnor, those numbers add up fast.
What You Should Do Right Now
Don't just wait for the bill to arrive and then complain about it on Facebook. There are actual steps you can take to manage the hit.
First, check your Homestead status. Go to the county website (either Delco PA or Delaware County OH) and search for your parcel. If it doesn't say "Homestead: Yes," you're paying too much. Download the form and mail it in.
Second, look at your neighbors. Public records are, well, public. If everyone on your block is assessed at $200k and you're at $275k for no reason, start gathering your photos for an appeal.
Third, plan for the 2% discount. If you’re in PA, mark April 1st on your calendar. Paying early is the only way to "win" against the tax collector.
Property taxes feel like a burden because they are. But they also pay for the roads you drive on and the schools that keep your property value high in the first place. It’s a balancing act. Just make sure you aren't paying more than your fair share because of a clerical error or a missed deadline.
Actionable Next Steps:
- Verify your assessment: Look up your property on the local Auditor or Board of Assessment website to ensure all details (square footage, bed/bath count) are actually correct.
- Set a "Tax Savings" alert: If you don't pay through an escrow account, set aside 1/12th of your estimated bill every month so the February/March deadlines don't break your bank.
- Gather "Comps": Even if you aren't appealing this year, keep an eye on what houses sell for on your street. This is your ammunition if you decide to fight the value next year.
- Download the application: If you’re a senior or veteran in Ohio, the DTE 105A form is your ticket to the Homestead Exemption. Get it filed before the end of the year.