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Armstrong County · Ford City, PAFord City, PA property taxes. Below the peak. Is your bill?
In January 2026, the typical home in Ford City was worth about $152,000, 4.0% below the December 2023 peak of $158,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What Ford City home values did
Ford City values peaked in December 2023 and were 4.0% lower by January 2026. In the year to January 2026, they fell 2.4%. That's stronger than Armstrong County as a whole (-4.0%).
Since January, values have risen 1.1% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $127,000 | +17.7% |
| January 2022 | $139,000 | +9.4% |
| January 2023 | $150,000 | +7.7% |
| January 2024 | $158,000 | +5.3% |
| January 2025 | $156,000 | -1.3% |
| January 2026 | $152,000 | -2.4% |
| August 2026 (latest) | $154,000 | +1.1% since January |
Peak since 2021: $158,000 in December 2023. January 2026 was 4.0% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Ford City home lost 2.4% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the county assessment office should be able to explain it.
How Ford City compares nearby
Among 10 Armstrong County places, Ford City has the 7th largest drop from its peak and the 5th highest typical value. Statewide, its 1-year change ranks 69th of 637 Pennsylvania places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Vandergrift | $111,000 | -4.6% | -4.6% |
| Ford City | $152,000 | -2.4% | -4.0% |
| Freeport | $214,000 | -4.1% | -4.6% |
| Worthington | $199,000 | +1.3% | -0.7% |
| Dayton | $177,000 | -5.4% | -7.5% |
| Rural Valley | $148,000 | -2.7% | -3.5% |
| Avonmore | $157,000 | -2.9% | -4.3% |
| East Brady | $140,000 | -2.8% | -4.1% |
| North Apollo | $137,000 | -2.5% | -3.1% |
| Ford Cliff | $101,000 | -6.5% | -12.0% |
Deadline and where to file
Ford 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 Armstrong County guide covers the full Pennsylvania appeal process: forms, fees, hearing levels and what happens next.
Building a Ford City case
The numbers above describe the typical Ford City home, not yours. Ford City is part of the Pittsburgh metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Pennsylvania courts apply the State Tax Equalization Board's common level ratio to market value, so find your county's ratio and compare your assessment to market value times that ratio.
Get your Ford 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.