Is your Avalon Borough home over-assessed?
Avalon Borough · Northgate School District · 1,598 residential parcels
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Free. Shows your assessment, the value the county is implying, comparable sales, and the dollars at stake.
The math for a typical Avalon Borough home
The median residential assessment in Avalon Borough is $86,350. Because the county still uses 2012 values, the Board applies the Common Level Ratio in appeals: at 49.3%, that assessment implies the county thinks the typical home would sell today for $175,152.
Recent validated sales in Avalon Borough (85 since 2024-10-28) run a median of $139 per square foot, which puts the typical home near $226,512. At that value the assessment should be about $111,670.
For the median home the assessment is already at or below the CLR target, so appeals in Avalon Borough turn on the specific house: the 21% flagged here sit well above their neighbors on a per-square-foot basis.
When and how to appeal
Allegheny County's annual appeal window for tax year 2028 is expected to run July 1 to September 1, 2027, matching the 2027 window. Appeals are filed with the Board of Property Assessment Appeals and Review (BPAAR), heard by telephone, and decided on evidence submitted at least ten days before the hearing: comparable sales, a recent appraisal, or your own purchase price. The school district and municipality receive notice and may present their own evidence.
If you bought recently and your purchase price times 49.3% is well above your assessment, expect the opposite: Northgate can file to raise you. 22 Avalon Borough buyers since 2024-10-28 are in that position.
Compare with other municipalities
| Municipality | School district | Likely over-assessed | Median savings | Mills |
|---|---|---|---|---|
| Bellevue Borough | Northgate | 18% | $1,266 | 43.52 |
| Aleppo Township | Quaker Valley | 41% | $1,948 | 32.78 |
| Aspinwall Borough | Fox Chapel Area | 21% | $2,038 | 37.48 |
| Baldwin Borough | Baldwin-Whitehall | 21% | $1,180 | 40.46 |
| Baldwin Township | Baldwin-Whitehall | 9% | $994 | 42.23 |
| Bell Acres Borough | Quaker Valley | 39% | $3,184 | 34.35 |
| Ben Avon Borough | Avonworth | 20% | $1,571 | 34.98 |
| Ben Avon Heights Borough | Avonworth | 39% | $2,579 | 37.43 |
Figures are computed from Allegheny County assessment and sales records published through WPRDC (extract as of 2026-10-30), the 2027 Common Level Ratio of 49.3% from the Board of Property Assessment Appeals and Review, and 2026 millage rates from the county's community profile pages. "Likely over-assessed" means the assessment exceeds the neighborhood's median sale price per square foot times the home's finished area times the CLR by at least 10 percent, with at least $300 a year at stake. This is an estimate, not an appraisal or legal advice. Any party, including the school district, may appeal and argue for a different value.