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Beaver County · Beaver Falls, PABeaver Falls, PA property taxes. Values jumped. Make sure yours is right.
The typical home in Beaver Falls was worth about $194,000 in January 2026, up 6.6% in a year. When values move this fast, assessments can overshoot individual homes, especially ones that need work.
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What Beaver Falls home values did
Beaver Falls values rose 6.6% in the year to January 2026, reaching a new high. That's stronger than Beaver County as a whole (+4.1%).
Since January, values have risen 4.6% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $147,000 | +12.7% |
| January 2022 | $161,000 | +9.2% |
| January 2023 | $161,000 | +0.3% |
| January 2024 | $175,000 | +8.4% |
| January 2025 | $182,000 | +4.3% |
| January 2026 | $194,000 | +6.6% |
| August 2026 (latest) | $203,000 | +4.6% since January |
January 2026 was the highest month since 2021.
What to check on your notice
The typical Beaver Falls home gained 6.6% in the year to January 2026. A notice that rose far more than that, or a value above what similar homes nearby actually sold for, is the usual starting point for an appeal.
How Beaver Falls compares nearby
Among 10 Beaver County places, Beaver Falls has the 9th largest drop from its peak and the 6th highest typical value. Statewide, its 1-year change ranks 587th of 637 Pennsylvania places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Aliquippa | $200,000 | +6.0% | At peak |
| Beaver Falls | $194,000 | +6.6% | At peak |
| Beaver | $271,000 | +4.1% | At peak |
| Monaca | $208,000 | +2.7% | -1.2% |
| New Brighton | $154,000 | -1.2% | -4.1% |
| Ambridge | $138,000 | +2.6% | -1.7% |
| Baden | $281,000 | +2.6% | -1.8% |
| Freedom | $254,000 | +1.3% | -2.5% |
| Midland | $112,000 | -0.2% | -5.2% |
| Industry | $192,000 | +3.6% | -1.7% |
Deadline and where to file
Beaver Falls values are set by the local county assessment office. Under state law the annual appeal deadline is September 1, unless the county commissioners choose an earlier date no sooner than August 1 (many counties use August 1). If your assessment changes mid-year, you have 40 days from the date of the notice. Philadelphia is different: the Board of Revision of Taxes deadline is the first Monday in October of the year before the tax year.
Reading this in fall 2026? If you live in Philadelphia, the deadline for 2027 values is Monday, October 5, 2026, which is the day after today, so file immediately with the Board of Revision of Taxes. Everywhere else in Pennsylvania the 2026 annual deadline (August 1 or September 1) has passed. Your next regular chance is August 1 or September 1, 2027 (check your county's date), unless you get a change-of-assessment notice, which gives you 40 days to appeal.
The Beaver County guide covers the full Pennsylvania appeal process: forms, fees, hearing levels and what happens next.
Building a Beaver Falls case
Averages explain why a case might work. The decision turns on evidence about one property. Beaver Falls is part of the Pittsburgh metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Use recent sales of similar homes, or a licensed appraisal. In Philadelphia, owner-occupied homes can submit front, rear, side and street photos.
Get your Beaver Falls appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Pennsylvania appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Pennsylvania forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: 53 Pa.C.S. 8844 (notices, appeals and deadlines), 53 Pa.C.S. 8854 (appeals to court, common level ratio), 42 Pa.C.S. 5571 (30 day appeal period), Philadelphia Board of Revision of Taxes: Property assessment appeals. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.