Allegheny County’s assessed property values for 2025 total $107.5 billion, a 0.1 percent decline from 2024. The $107.5 billion includes $84.9 billion taxable and $22.7 billion tax-exempt. All data were taken from the County Assessment Roll certified on Jan. 10.
There are 584,052 total parcels in the county, of which 552,645 (94.6 percent) are considered taxable. Taxable value is comprised of $59.7 billion in residential value and $25.2 billion in commercial value. This represents a 0.6 percent decrease in taxable assessed value from $85.4 billion in 2024.
In the absence of a reassessment, property values may change year-to-year due to new additions, improvements, demolitions, corrections, and appeals by property owners or taxing bodies.
The assessment roll also breaks down commercial and residential value by land and building value. Both residential land and building values increased from 2024, while both commercial land and building values fell from 2024. There are 128 municipalities with residential land and building value; only Pennsbury Village does not have commercial land and building value.
The City of Pittsburgh represents $20.3 billion (24 percent) in taxable assessed value. Pittsburgh’s residential value increased $131.5 million (1.2 percent) to $10.7 billion, while commercial value decreased $416.4 million (4.2 percent) to $9.6 billion, leading to a net loss of $284.8 million (1.4 percent). Wards 1 and 2 – covering Downtown – collectively saw a $368.9 million loss in taxable assessed value, driven primarily by commercial building property.
Outside the City of Pittsburgh, there are eight other municipalities with taxable assessed value over $2 billion, which equate to a total of $19.3 billion. The remaining 119 municipalities account for $45.3 billion. Of the 128 municipalities, 66 saw an increase in taxable assessed value, while 62 saw a decrease in taxable assessed value. Forty-four municipalities saw a decrease greater than the county’s 0.6 percent.
The biggest percentage decreases were in the boroughs of Braddock ($44.3 million to $40 million, 9.6 percent), Springdale ($138.9 million to $130.2 million, 6.2 percent) and Homestead ($167.5 million to $157.6 million, 5.9 percent).
The largest percentage increases were in the Borough of Haysville ($4.2 million to $4.4 million, 5.9 percent), Neville Township ($162 million to $169.6 million, 4.7 percent) and the Borough of Whitaker ($24.8 million to $25.6 million, 3.3 percent).
Overall, the county experienced small growth in residential land ($41.6 million increase, 0.3 percent) and building ($452.9 million increase, 1 percent) assessed value. However, this is largely overshadowed by decreases in commercial land ($132 million decrease, 2.3 percent) and building ($870 million decrease, 4.3 percent) assessed value.
The decline in commercial property values continues to be a concern for the City of Pittsburgh and Allegheny County, and will likely continue until a much-needed reassessment is conducted.
