by A Pennsylvania homeowner successfully slashed her property tax bill by $4,500 after challenging the assessment of her historic Williamsport property.
The case sheds light on how understanding property values and appealing assessments can lead to major savings for homeowners.
What Happened
Jennifer Ruelens, a seasoned real estate investor, purchased a mixed-use property on “Millionaires Row” in Williamsport, PA, in 2022.
Faced with a $13,000 annual tax bill, she decided to contest the county’s assessment—ultimately reducing her tax obligation to $8,500 per year.
Key Details
The property, a Colonial Revival structure, functions as both a business space and residential apartments.
Ruelens discovered that the county based the assessment on construction costs following a historic court battle over the building’s preservation.
She argued the property was over-assessed based on its actual market value and sales of similar nearby properties.
To support her case, Ruelens submitted data on comparable sales:
- 414 W Fourth St. sold three times in recent years at $325K, $310K, and $340K
- 420 W Fourth St. sold in 2021 for $260K
She also clarified historical inaccuracies. Although the county believed the building dated back to 1868, it was rebuilt in 1901, changing its classification and relevance to historic board protections.
Reactions or Statements
“This one just happened to be a big win,” said Ruelens. “More owners should take a second look at their tax bills.”
She emphasizes that many homeowners overlook the opportunity to challenge their assessments—even when potential savings are significant.
Investigation or What’s Next
Ruelens filed her appeal with the Lycoming County Board of Assessment in August 2022.
The board approved her application roughly two months later, validating her comparable sales and documentation.
In Lycoming County, appeals must be submitted by September 1 annually. Only specific individuals—property owners, licensed brokers, and appraisers—are permitted to provide testimony.
FAQs
Q: Can anyone appeal their property tax assessment in Pennsylvania?
Yes. Homeowners must meet local deadlines and provide proof that their property’s assessed value is inaccurate.
Q: What kind of evidence is helpful in an appeal?
Comparable property sales, expert testimony, and historical data are commonly used.
Q: How long does it take to get a decision?
Typically, counties issue a decision within a few months of the hearing.
Q: What savings can be expected?
It varies, but as this case shows, some appeals can save homeowners thousands annually.
Q: Are many U.S. homes over-assessed?
According to Realtor.com, 40.5% of U.S. properties could benefit from reduced assessments.
Summary / Final Takeaway
Jennifer Ruelens’ success in appealing her Williamsport property tax bill underscores a valuable lesson for Pennsylvania homeowners: if your tax bill seems too high, it may be worth challenging.
With proper research, documentation, and timing, even a single appeal could translate into thousands of dollars in savings each year.
