Appraisals Ian does in Chester County
Appealing your Chester County property assessment
Key Chester County appeal facts
- Annual window: May 1 to the first business day in August
- County fee: $25 per residential parcel
- Appraisal copies: 3, preferably within 6 months of the hearing
- Inspection: interior and exterior
- Common level ratio: 30.6% for appeals heard in 2026
When you can file
Annual appeals run from May 1 through the first business day in August, every year. A change from an annual appeal applies to the following tax year and is not retroactive. An interim appeal, for an increase from new construction or an improvement such as a dwelling, deck or finished basement, must be filed within 40 days of the mailing date on the Assessment Change Notice (Notice of Intention of Appeal, 2026; county FAQ).
The 2026 annual window closed August 3, 2026 (August 1 fell on a Saturday). The next window opens May 1, 2027. Under the rule, the 2027 deadline would be Monday, August 2, 2027; that is calendar arithmetic, not a county announcement, so confirm on chesco.org.
What the Board asks for from an appraisal
For annual appeals, the Board of Assessment Appeals "strongly encourages" a recent appraisal compiled for assessment appeal purposes by a Pennsylvania Certified Appraiser, with both an interior and exterior inspection. An appraisal is not required.
The county asks owners to bring 3 copies of the appraisal, preferably dated within 6 months of the hearing, plus one set of recent photo prints of the front and rear of the house. Without an appraisal, owners can bring 3 copies of sales data for comparable homes sold in the neighborhood or school district in the last 6 months, with parcel numbers and front photos.
Ian delivers one copy of the appraisal report, as a PDF by email, so owners can print their own copies for the Board.
If the home was bought in a short sale, bank sale or foreclosure, the owner must bring a recent appraisal, within 6 months of the hearing date. The county's Rule 3(c) also says an appraiser whose fee is contingent on the outcome, or who has a financial interest in the property, must disclose that to the Board (Board rules and information sheet).
Forms, fee and where to file
- Form: Notice of Intention of Appeal (Residential). Answer every question ("N/A" if it doesn't apply) and state what you believe the fair market value is.
- Forms must be printed and returned to the Assessment Office; no faxes or electronic copies.
- Return to the Board of Assessment Appeals, 313 W. Market St., Suite 4202, West Chester, PA; 610-344-6105.
- Fee: $25 per residential parcel ($50 for parcels under Act 319/515 preferential assessment), by check or money order to "Chester County Treasurer." It is not refunded for failure to appear or withdrawal.
- Owners over 60 who can't afford the $25 fee on their primary residence can call the Department of Aging at 610-344-6350 about assistance.
How the Board uses the common level ratio
The Board decides a fair market value from the evidence, then applies the Common Level Ratio (CLR) to reach the new assessment. Chester County's CLR is 30.6%, effective for all annual appeals heard in 2026 (decisions affect 2027 tax bills) and interim appeals effective July 1, 2026 to June 30, 2027 (Assessment office; STEB certification, 56 Pa.B. 3436). The State Tax Equalization Board says the ratio is for use in the assessment appeal process only, "not to create value."
Chester County's last countywide reassessment was effective for 1998, and assessments represent full market value as of that base year. Arithmetic example only: a home the Board finds is worth $500,000 × 30.6% = an assessment of $153,000.
Hearing, decision and next step
- The county's hearing-options sheet offers Option 1, a review of the written submission instead of an in-person hearing (sales comparison information will not be considered under Option 1), or Option 2, an in-person hearing at the Government Services Center, 601 Westtown Rd., West Chester.
- Hearing notices are mailed at least 20 days before the hearing.
- The Board generally decides within 3 to 4 weeks, and annual appeal results aren't mailed until after August 1.
- An owner who disagrees can appeal to the Court of Common Pleas within 30 days of the Board's notice.
The assessment can go up. The county's form warns: "By appealing, you open your property to the re-evaluation process in which your property assessment may be lowered, raised or remain the same." The school district and municipality are notified of the hearing.
For other counties, see appeal deadlines in every county Ian serves.
Getting ready for an appeal? Call Ian at (484) 886-8689. Ian provides the appraisal report for your appeal.
📞 Call IanChester County estates: the Register of Wills and the house
What the Register of Wills does
The Chester County Register of Wills probates wills and appoints the estate's personal representative (executor or administrator) when the decedent was a legal resident of Chester County. It is also the Commonwealth's agent for filing and paying Pennsylvania inheritance tax. The office is at 201 W. Market Street, Suite 2200, West Chester (610-344-6335), and estate probates are by appointment only (Register of Wills; FAQ).
When an estate is opened, the office asks for the approximate value of the estate as of the date of death, including real estate, and says its staff may not assist with the valuation. Staff also can't give legal advice or help prepare the inheritance tax return.
The dates that matter
Pennsylvania inheritance tax paid within 3 months of death gets a 5% discount; the county's packet stresses "three (3) months, NOT 90 days." The return (REV-1500) is filed in duplicate with the Chester County Register of Wills within 9 months of death, and the inventory is filed within 9 months. These dates come from the county's checklist (Register of Wills packet, revised September 2016); your attorney can confirm them for your estate.
Valuing the house: appraisal or assessed value × 3.27
PA Revenue accepts a sale within 15 months of death (gross price), an appraisal, or the county assessed value multiplied by the common level ratio factor (REV-1502 instructions). Chester County's factor in the July 2026 Revenue table is 3.27, so $100,000 × 3.27 = $327,000. A sale to a family member, or to someone involved in administering the estate, requires an appraisal or other documentary evidence. Which factor applies to a given date of death is a question for the estate's attorney or CPA. More detail: date-of-death appraisals for the PA inheritance tax return and estate appraisals.
The Chester County housing market, in the county's own numbers
| 2024–2025 | Municipalities |
|---|---|
| Highest median prices | Easttown ($952,500), Newlin ($940,000), Birmingham ($897,500), Thornbury ($850,000), West Marlborough ($841,000) |
| Lowest median prices | Parkesburg ($270,000), West Grove ($257,777), Modena ($245,000), Avondale ($230,000), Coatesville ($167,000) |
| Most sales | Tredyffrin (783), West Goshen (546), East Goshen (516), West Whiteland (495), Phoenixville (469) |
Source: Chester County Planning Commission, 2025 Housing Report (data from the county Assessment office; methodology).
Chester County includes a wide mix of suburban neighborhoods, boroughs, rural properties, newer subdivisions and historic housing stock. A countywide median says nothing about one house. Prices differ sharply from one municipality to the next, so comparable sales have to come from the same local market. That is why an appraisal is more reliable than a county average or an online estimate.
Towns and townships Ian covers
Chester County has 73 municipalities (1 city, 15 boroughs and 57 townships) across 762 square miles (county facts; full list). Based in the Downingtown area, Ian covers the whole county, including the far west and south. Places he covers include:
- Downingtown
- West Chester
- Exton
- Malvern
- Phoenixville
- Kennett Square
- Coatesville
- Tredyffrin
- West Goshen
- East Goshen
- West Whiteland
- East Caln
- Caln
- Uwchlan
- Upper Uwchlan
- East Brandywine
- West Bradford
How a Chester County appraisal works
- Call or email. Share the address, the purpose (estate, appeal, PMI, pre-listing, purchase or refinance) and any deadline.
- Confirm the assignment. Ian confirms the intended use, intended users and effective date: today, or a past date such as the date of death.
- Inspection. An interior and exterior inspection of the home.
- Local research. Comparable sales research in the same local market.
- Report. A USPAP-compliant report, delivered as a PDF by email, 5 business days from inspection.
If the house is vacant, access needs to be arranged before the inspection, for example with a lockbox. Utilities (power, water and heat) should be on so the systems can be observed.
For appeals, Ian provides the appraisal report for assessment appeal use, with the interior and exterior inspection the Board asks for. He does not attend the hearing. Order early enough to file by the first business day in August; no appraiser can promise a date.
Fee and turnaround
The fee is $600 base per appraisal; more complex cases (including multi-property estates) are quoted individually.
Turnaround is 5 business days from inspection.
The appraisal is for valuation purposes only and is not legal, tax, or estate advice.
About Ian Ritter
Ian Ritter is a Certified Residential Appraiser and the founder of ProValue Appraisal Services LLC, based in Downingtown. He has been appraising since 2019. Ian grew up in London, England, and has lived in Chester County for 13 years.
Common questions about appraisals in Chester County
Do you appraise homes throughout Chester County, PA?
Yes. Ian Ritter, a Pennsylvania Certified Residential Appraiser (RL140354) based in Downingtown, covers all of Chester County, including the far west and south, for estates, date-of-death values, tax assessment appeals, PMI removal, pre-listing and private decisions, and purchase or refinance. Turnaround is 5 business days from inspection. Call (484) 886-8689.
When can I file a Chester County property assessment appeal?
Annual appeals are filed with the Chester County Board of Assessment Appeals from May 1 through the first business day in August, and changes apply to the next tax year. An interim appeal of an increase from new construction or improvements must be filed within 40 days of the Assessment Change Notice. Printed forms only; no faxes or electronic copies.
Do I need an appraisal to appeal my assessment in Chester County?
It is not required, but the Board strongly encourages a recent appraisal prepared for the appeal by a Pennsylvania Certified Appraiser, with interior and exterior inspections. Bring three copies, preferably dated within six months of the hearing. If you bought through a short sale, bank sale or foreclosure, the county says you must bring a recent appraisal.
How does the Board turn an appraised value into an assessment?
The Board decides a fair market value from the evidence, then applies the common level ratio certified by the State Tax Equalization Board. For annual appeals heard in 2026, Chester County's ratio is 30.6 percent. Chester County's assessments still trace to its last countywide reassessment, effective for 1998, so the ratio links them to today's market.
Can my Chester County assessment go up if I appeal?
Yes. The county's appeal form warns that appealing opens the property to re-evaluation, and the assessment may be lowered, raised or stay the same. The school district and municipality are notified of the hearing. The processing fee is $25 per residential parcel, paid to the Chester County Treasurer, and it is not refunded if you withdraw.
What does the Chester County Register of Wills do in an estate?
The Register of Wills in West Chester probates wills, appoints executors and administrators, and accepts Pennsylvania inheritance tax returns and payments as the Commonwealth's agent. Probates are by appointment. The return is due within nine months of death, and tax paid within three months earns a 5 percent discount. Staff cannot value the estate for you.
Can an executor use the Chester County assessed value instead of an appraisal?
For the Pennsylvania inheritance tax return, often yes. Revenue accepts a sale within 15 months, an appraisal, or the assessed value multiplied by the common level ratio factor, which the July 2026 table lists as 3.27 for Chester County. A sale to a family member requires an appraisal or other proof of value. Ask your attorney which applies.
How much does a Chester County appraisal cost, and how long does it take?
The fee is $600 base per appraisal; more complex cases (including multi-property estates) are quoted individually. Turnaround is 5 business days from inspection. If the house is vacant, access needs to be arranged before the inspection. Call Ian Ritter at (484) 886-8689 or email provalueappraisal@gmail.com with the address and purpose.