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Butler County · Evans City, PAEvans City, PA property taxes. A steady market. Check the details.
The typical home in Evans City was worth about $376,000 in January 2026, up 0.7% from a year earlier. In a steady market, an appeal works best for specific homes whose assessment ran ahead of what they'd sell for.
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What Evans City home values did
Evans City values rose 0.7% in the year to January 2026, reaching a new high. That's weaker than Butler County as a whole (+2.1%).
Values kept sliding after January: by August 2026 the typical home was 3.6% lower again, which matters for next year's notice.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $324,000 | +16.4% |
| January 2022 | $335,000 | +3.4% |
| January 2023 | $350,000 | +4.3% |
| January 2024 | $363,000 | +3.8% |
| January 2025 | $373,000 | +2.8% |
| January 2026 | $376,000 | +0.7% |
| August 2026 (latest) | $362,000 | -3.6% since January |
Peak since 2021: $376,000 in December 2025. January 2026 was 0.1% below it.
What to check on your notice
The typical Evans City home gained 0.7% 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 Evans City compares nearby
Among 10 Butler County places, Evans City has the 6th largest drop from its peak and the 6th highest typical value. Statewide, its 1-year change ranks 162nd of 637 Pennsylvania places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Butler | $258,000 | +5.6% | At peak |
| Cranberry Township | $474,000 | +4.7% | At peak |
| Mars | $559,000 | +2.5% | At peak |
| Valencia | $435,000 | -0.3% | -1.0% |
| Zelienople | $419,000 | -0.1% | -0.7% |
| Evans City | $376,000 | +0.7% | -0.1% |
| Harmony | $429,000 | -1.8% | -1.8% |
| Saxonburg | $326,000 | +5.1% | At peak |
| Harrisville | $197,000 | -1.9% | -1.9% |
| Prospect | $309,000 | -3.5% | -3.8% |
Deadline and where to file
Evans City 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 Butler County guide covers the full Pennsylvania appeal process: forms, fees, hearing levels and what happens next.
Building a Evans City case
Averages explain why a case might work. The decision turns on evidence about one property. Evans City is part of the Pittsburgh metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Check your county's own appeal form and deadline. Some counties set Aug 1 and others Sept 1.
Get your Evans City 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.