If you’re house hunting in the Greater Philadelphia area, one of the most important—but often misunderstood—costs is property tax. Many buyers ask:
Are property taxes higher in Philadelphia or on the Main Line?
The short answer: It depends on where on the Main Line you’re looking, and what kind of home you’re buying.

Let’s break down the differences.

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What Are Property Taxes Based On?

Property taxes in Pennsylvania are based on:

• The assessed value of your home (not the market value)
• The millage rate set by your municipality, school district, and county
• Any homestead exemptions or abatements available

This means two similar homes in different zip codes can have dramatically different tax bills.

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Property Taxes in Philadelphia County

• Rate: 1.3998% (flat citywide rate)
• Average Annual Tax Bill (2026):
  • $300,000 home = ~$4,199
  • $600,000 home = ~$8,399
• Abatements: 10-year tax abatement partially available for new construction and major renovations (but reduced since 2022)

What to know:
Philly’s property tax rate is consistent, but values are reassessed regularly, and some buyers experience tax increases after purchase. Newer homes typically have higher assessments, and abatements are no longer as generous.

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Property Taxes on the Main Line (Montgomery, Delaware, & Chester Counties)

The Main Line includes multiple municipalities—Lower Merion, Radnor, Tredyffrin, Haverford, and more—each with their own school taxes and municipal rates.

• Lower Merion (Montgomery County):
  • Effective tax rate: ~2.0–2.2%
  • $600,000 home = ~$12,000–$13,200/year
• Radnor (Delaware County):
  • Effective tax rate: ~1.7–1.9%
  • $600,000 home = ~$10,200–$11,400/year
• Tredyffrin (Chester County):
  • Effective tax rate: ~1.3–1.5%
  • $600,000 home = ~$7,800–$9,000/year

What to know:
The Main Line typically has higher property taxes, especially in Montgomery and Delaware Counties, due to strong public schools and local services. Chester County is more moderate by comparison.

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Quick Comparison (2026 Estimates)

Area	Rate (%)	$600K Home Tax
Philadelphia	1.3998%	~$8,399
Lower Merion	~2.1%	~$12,600
Radnor	~1.8%	~$10,800
Tredyffrin	~1.4%	~$8,400

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So, Which Has Higher Property Taxes?

Generally speaking:

• Yes, the Main Line has higher property taxes than Philly—especially in areas like Lower Merion and Radnor.
• However, some parts of Chester County (like Tredyffrin-Easttown) have tax rates that are comparable to Philadelphia, and come with access to top-tier public schools.

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Final Thought: Don’t Just Compare Rates—Compare Value

While Main Line taxes are often higher, they typically support nationally ranked school districts, low crime, and long-term property value stability.

In contrast, Philadelphia offers lower rates and potential tax savings through abatements, but may come with trade-offs in school options, services, or long-term appreciation depending on the neighborhood.

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Planning to buy in Philly or the Main Line?
We can help you estimate true cost of ownership, including taxes, insurance, and resale value by neighborhood. Reach out for a local buyer’s breakdown today.