If you believe your property in Pittsburgh has been over-assessed and you are paying more than your fair share of taxes, it is time to act. At Morella Bencsics, we understand that every dollar matters, whether you own an upscale residential property, manage commercial property, or represent a business or nonprofit.
As experienced Pennsylvania attorneys with deep roots in western PA, we have the local knowledge, legal skill, and strategic insight needed to guide you through the property tax assessment appeals process in Pittsburgh. Our firm was built on the foundation of reliability, trustworthiness, and results. We will approach your assessment case with the same care and diligence we would apply to our own property.
Property Tax Assessments in Pittsburgh
In Pittsburgh, your property tax bill is directly tied to the assessed value of your property as determined by the Allegheny County assessment office. This valuation should reflect a fair market value based on the applicable Common Level Ratio (CLR) established by the Pennsylvania State Tax Equalization Board.
However, assessment errors are common, particularly in changing markets, areas undergoing redevelopment, or where neighboring properties are being reassessed at different times. If your property’s assessed value exceeds its actual market value, you are likely paying too much in taxes. That’s where we come in.
When and Why You Should Appeal
In Pittsburgh, you can file an annual appeal of your property tax assessment between July 1 and September 1. There are several valid reasons to challenge your assessment, including:
- Your assessed value is significantly higher than recent sales of similar properties.
- You recently purchased the property at a lower price than the assessed value.
- Your property has physical damage or structural issues that reduce its value.
- You believe there has been an inequity or inconsistency compared to similar properties in the area.
- You are exempt under Pennsylvania law (e.g., a nonprofit or 100% disabled veteran) but were not granted relief.
How We Handle Property Tax Assessment Appeals in Pittsburgh
At Morella Bencsics, we take a proactive, evidence-based approach to property tax appeal business and homeowners. Here’s what you can expect when Allegheny County property owners choose us:
Initial Consultation and Evaluation
We begin by estimating property taxes, reviewing your current property assessment, tax records, and any recent appraisals or sales data. Our attorneys will determine whether you have a strong case for an appeal based on market conditions, property characteristics, and comparables.
Comprehensive Market Analysis
We collaborate with experienced appraisers, real estate professionals, and valuation experts to build the most persuasive evidence possible. In conformance to the Allegheny County assessment process, we will analyze comparable properties (or “comps”) and gather data to support your claim of actual tax differences based on all these factors.
Filing the Appeal
We prepare and submit all necessary documentation to the Allegheny County Board of Property Assessment Appeals and Review (BPARR) on your behalf. Our legal counsel ensures the appeal is filed correctly and on time, complying with all procedural requirements, including deadlines and filing fees.
Representation at the Hearing
During the appeal hearing, we present your case before the Board. We argue the evidence, cross-examine witnesses if necessary, and counter any evidence presented by the county. Our attorneys are skilled litigators with years of experience in administrative hearings and real estate matters.
Further Appeal if Necessary
If your appeal is denied or the outcome is unsatisfactory, we can pursue further appeal options, either to the Court of Common Pleas or through negotiation, depending on the situation. We are prepared to take your case as far as needed to secure a fair result.
Types of Property Owners We Represent
Our property tax assessment appeals practice serves a wide variety of clients in Pittsburgh and throughout western Pennsylvania, including:
- Homeowners who believe their home is over-assessed
- Real estate investors with portfolios of residential or commercial properties
- Commercial property owners dealing with high tax burdens
- Industrial property operators facing significant tax liabilities
- Nonprofits, churches, and schools seeking property tax exemptions
- Veterans and senior citizens pursuing exemption or reduction based on eligibility
We understand that the impact of an incorrect assessment varies based on the property and the owner, and we adapt our strategy accordingly.
Why Choose Morella Bencsics for Your Property Tax Appeal?
At Morella Bencsics, we do more than process paperwork. We build relationships. Our attorneys, Matthew J. Morella and Nicholas M. Bencsics, were born and raised in western Pennsylvania and are deeply connected to the communities they serve. We bring a level of local insight, responsiveness, and practical experience that few firms can match.
- Local Knowledge: We know how Pittsburgh tax assessors think and how to challenge their numbers effectively.
- Real Estate Experience: Our firm handles a wide range of real estate and zoning matters, giving us a broad perspective on market trends and legal leverage points.
- Results-Driven Approach: Our goal is to get your taxes lowered, period. We only take appeals we believe have merit, and we fight tirelessly for each client.
Frequently Asked Questions About Property Tax Appeals
Do I need an appraisal to appeal my assessment?
While not always required, a professional appraisal can significantly strengthen your appeal, especially in cases involving commercial or high-value properties. We will help you determine whether it is worth the investment.
Can my taxes go up if I appeal?
In Pennsylvania, your assessed value could increase if the Board believes your property is under-assessed. At Morella Bencsics, our attorneys conduct a thorough risk-benefit analysis before filing to ensure it is a smart move.
Will my appeal affect next year’s taxes too?
Yes, if your appeal is successful, your new assessed value will typically apply moving forward unless the property undergoes a significant change or reassessment.
Get Legal Representation from a Proven Tax Assessment Attorney Pittsburgh
Property tax assessments should be fair, accurate, and reflective of the true value of your property. At Morella Bencsics, we ensure your voice is heard and your case is taken seriously. Whether you are appealing your assessment for the first time or need help correcting a long-standing overvaluation, our team will fight to protect your financial interests.
Our vision is simple: to deliver exceptional legal services with personalized commitment, professionalism, and integrity. We are proud to serve Pittsburgh and the surrounding areas as trusted legal advisors and problem-solvers. To schedule your free consultation, call us at (412) 960-1656 or contact us online.
