Ever looked at your property tax bill and wondered why it has three different parts? If you own or plan to buy in McCandless, understanding how county, township, and school district taxes fit together can help you budget confidently and avoid surprises at closing. In this guide, you will learn how millage works, where to verify rates, what exemptions may apply, and how taxes are typically prorated in a McCandless sale. Let’s dive in.
Who taxes your McCandless home
Your bill usually includes three taxing bodies. Allegheny County sets a countywide millage and manages assessments and many billing functions. McCandless Township sets a municipal millage for local services. The North Allegheny School District sets the school millage, which is often the largest portion of many homeowner bills.
You can verify assessments, billing practices, and general tax information on the Allegheny County official website. For district millage and budget updates, check the North Allegheny School District site. Always confirm current-year rates, since millage can change annually.
What millage means
A mill is $1 of tax for every $1,000 of taxable assessed value. Your assessed value comes from the county’s assessment office. Some properties qualify for exemptions that reduce the taxable amount, most commonly the Homestead/Farmstead exclusion on the school portion for primary residences.
Here is the basic formula you will use for each taxing body: Annual tax = (Taxable assessed value × mill rate) ÷ 1,000. You calculate each portion and then add them together for your total annual bill.
Calculate your taxes
Follow these steps to estimate your bill using the current assessed value and the latest millage rates for your parcel:
- Start with the assessed value from the county.
- Subtract any exemptions that apply to get your taxable assessed value.
- Multiply by each body’s millage and divide by 1,000.
Illustrative example only. Use current rates and your actual assessment.
- Assessed value: $200,000
- Homestead exclusion (school-only) reduction: $20,000
- Sample millages: County 6.000 mills, Township 2.000 mills, School 25.000 mills
- County tax: (200,000 × 6.000) ÷ 1,000 = $1,200
- Township tax: (200,000 × 2.000) ÷ 1,000 = $400
- School tax: (180,000 × 25.000) ÷ 1,000 = $4,500
- Total illustrative annual tax: $6,100
Actual millage rates and exemption amounts change. Verify your numbers before making decisions.
Verify rates and bills
To confirm the data for a specific property:
- Assessment value and county processes: Check the Allegheny County real estate and Treasurer pages for parcel lookups, payment information, and general timelines.
- Municipal millage: Contact McCandless Township’s office or review the township’s official site for current millage and local fees.
- School district millage: See the budget and tax information on the North Allegheny School District website.
Homestead and other relief
The Homestead/Farmstead exclusion can reduce the school tax portion for qualifying primary residences. Participation and the dollar amount vary by year, and you usually need to apply. There may also be county or local programs for seniors, veterans, or homeowners with disabilities. Confirm eligibility and deadlines with Allegheny County and your school district.
Billing and payment timing
Property taxes are billed on different schedules by each taxing body. Some bills are annual, others may allow installment payments. The County Treasurer or local collectors handle billing and collections, so the exact timing and who mails your bill can vary. Review your parcel record to see how and when each portion is billed.
Assessments and appeals
Your taxable value comes from the county assessment. Assessment cycles and appeal windows are set by the county. If you believe your assessed value is out of line, review the county’s assessment procedures and deadlines on the Allegheny County site and consider an appeal within the stated timeline.
Tax proration at closing
When you buy or sell, property taxes are typically prorated so each party pays for the days they own the home during the tax period. The title company or closing agent calculates the proration using the sale contract and local practice. The settlement statement will show credits and debits for each party.
Common scenarios, using the same illustrative $6,100 annual tax:
- Scenario A: Seller already paid the full year. Closing on June 30. The buyer usually reimburses the seller for the share from July 1 to Dec 31, about $3,074 using a daily proration.
- Scenario B: Taxes not yet billed or not yet paid. The seller typically credits the buyer for the days the seller owned the home up to closing, based on the estimated annual tax.
A common approach is daily proration: Prorated amount = (Annual tax × number of days allocated to the buyer or seller) ÷ 365. Ask your closing agent whether they use a 365- or 360-day basis and whether the closing date is treated as a day of buyer or seller ownership.
Buyer and seller checklist
Before contract
- Get copies of recent tax bills or a tax history for the last 1 to 3 years. Confirm the assessed value and any exemptions in place.
- Verify the property’s school district, since millage varies by district.
During contract
- Ask if current-year taxes have been billed and whether they are paid.
- Confirm with the title company how taxes will be prorated, the day-count method, and who is responsible for any upcoming installments.
- Check eligibility and application deadlines for homestead or other relief you may qualify for after closing.
- Request a tax search or certification to identify any unpaid taxes or tax liens.
After closing
- Set up billing with the appropriate collectors and note due dates.
- File for homestead or other available exemptions promptly if the home is your primary residence.
- Review the final settlement statement to ensure all taxes and liens were handled correctly at closing.
Avoid common surprises
- Do not assume last year’s bill will match this year’s. Millage and exemptions can change annually.
- Confirm whether a seller’s homestead exclusion will remain in place after you move in. Many programs require a new application.
- Clarify installment schedules and discount or penalty periods that may apply to early or late payments.
- Make sure any unpaid taxes or claims are addressed on the settlement statement to ensure clear title.
Ready for clear local guidance
If you want help gathering tax details for a specific McCandless property or planning for closing costs, reach out for local, practical support. Connect with Shelley Wood to request your complimentary market consultation and get answers tailored to your move.
FAQs
Who sets McCandless property tax rates?
- Allegheny County, McCandless Township, and the local school district each adopt millage annually as part of their budgets.
How do I find my current assessment and bills?
- Use the parcel tools and Treasurer pages on the Allegheny County website to review assessed value and billing information.
Where can I confirm school millage for my address?
- Review the budget and tax resources on the North Allegheny School District site and confirm the district for your specific parcel.
What is the homestead exclusion and how do I get it?
- It reduces the school tax portion for qualifying primary residences, and you generally need to apply through the county and district within stated deadlines.
How are property taxes split at closing in McCandless?
- Title companies typically prorate taxes so each party pays for days of ownership, using daily proration and the sale contract to credit or debit buyer and seller accordingly.
