Thinking about your school tax bill in November? If you own or plan to buy a primary home here, the Pennsylvania Homestead and Farmstead Exclusion may reduce the School District portion of your property taxes. The rules are straightforward once you know where to file and when to act. This guide walks you through who qualifies, how the savings work, and the steps to apply in Monroe County. Let’s dive in.
What the exclusion is
The Homestead and Farmstead Exclusion is a Pennsylvania program that reduces the assessed value used to calculate the school district portion of your property taxes. It applies only to school taxes. County, municipal, or special district taxes do not change.
The school district’s total revenue does not go down. Instead, it spreads the portion covered by the program across non-qualifying properties. The per-property exclusion amount is set each year.
Who qualifies
To qualify, your property must be your primary residence. Second homes, rentals, and non-owner-occupied properties do not qualify. Farmsteads may qualify if they are the owner’s primary residence and meet farmstead criteria.
You must be the owner of record, and the county may ask for proof of residency. Typical items include a driver’s license with the property address, voter registration, or vehicle registration. You can generally claim only one homestead or farmstead statewide.
How the savings are calculated
The dollar amount you save changes year to year. The school calculates the exclusion amount annually based on approved authorizations and the number of qualifying properties. More qualifying homes usually mean a smaller per-property reduction. Fewer qualifying homes usually mean a larger reduction.
Because the amount varies, it is not a fixed percentage of the assessed value. For the most current numbers, contact the Monroe County Assessment Office.
When and how to apply in Monroe County
The common filing deadline in Pennsylvania is March 1 for the upcoming school tax year. Monroe County processes applications for properties through the county’s Assessment Office.
Many counties offer a printable form or an online option. You can often file by mail or in person with the required documentation. Check Monroe County’s current application form and submission options well before March 1.
If you already own and occupy
- Submit your application and proof of residency by March 1 for the next tax bill.
- If you miss the deadline, your approved application typically starts the following tax year.
If you just bought in Monroe County
- File as soon as you close. If your closing happens before March 1 and you meet the timing rules, you may qualify for the upcoming year.
- Have proof of primary residency ready. The county will confirm what documents it accepts.
If you are moving out or selling
- Notify Monroe County so the homestead designation can be removed for the next tax cycle.
- The designation does not automatically transfer to a buyer. The new owner must apply and qualify.
Buyers and sellers: timing tips
Before you buy, ask whether the property is currently designated as a homestead or farmstead. This status can inform your next steps, but you still need to apply after closing. Confirm the recording date of your deed, since owner-of-record status can affect eligibility for the current year.
If you are selling, update the county when you vacate. If you plan to establish a new primary residence elsewhere in Pennsylvania, remember you can generally claim only one homestead statewide.
How to verify status
You can use Monroe County’s property search or assessment records (if available) to see whether a parcel is listed as a homestead or farmstead. You can also call or email the Monroe County Assessment Office to verify the current status and confirm that your application was received.
Practical checklist
- Confirm ownership and primary residency at your Monroe County address.
- Gather documentation that the county accepts for proof of residency.
- Mark the March 1 deadline on your calendar.
- File with the Monroe County Assessment Office using its current form.
- After filing, verify receipt and status with the county.
- If you move, notify the county to update records for the next tax year.
Common questions about scope
The exclusion reduces only the school portion of your tax bill. It does not reduce county or municipal taxes. If you miss March 1, late filings are typically applied the following year rather than mid-year. For a personalized estimate of your tax change, contact Monroe County for recent exclusion amounts and examples.
Next steps
If you own a primary residence or you are under contract, file your homestead or farmstead application early. Confirm Monroe County’s current form, submission address or portal, and documentation list. For details on how the exclusion amount factors into your bill, coordinate with the Business or Tax Office.
If you want help aligning your purchase or sale timeline with the filing window, reach out. Contact Kacey to Start Your Pocono Search.
FAQs
What is the Homestead/Farmstead Exclusion?
- It is a Pennsylvania program that reduces the assessed value used to calculate the school district portion of taxes for qualifying primary residences and eligible farmsteads in Monroe County.
Does the exclusion reduce Monroe County or municipal taxes?
- No. It applies only to school district taxes. County, municipal, and special district levies remain unchanged.
What is the filing deadline in Monroe County?
- March 1 is the common deadline used in Pennsylvania for the upcoming school tax year. Applications filed after March 1 typically take effect the following year.
How do new buyers apply after closing?
- File with the Monroe County Assessment Office as soon as you close. If you closed before March 1 and meet ownership and residency rules, you may qualify for the upcoming year.
Can I claim more than one homestead in Pennsylvania?
- Generally no. You can claim only one homestead or farmstead statewide. If you move, update your filings accordingly.
How is my tax reduction calculated each year?
- Each school district in Monroe County sets the per-property exclusion annually, based on its authorization and the number of qualifying properties. The amount varies and is not a fixed percentage.
