Property taxes in Pennsylvania often rise because county assessments no longer match current market values. In Bucks and Montgomery Counties alone, roughly 40 % of properties are assessed higher than their actual fair market value, according to data from the Pennsylvania Department of Revenue and county tax boards. Homeowners who do nothing lose $1,200–$4,800 per year on average.
Lavanga Law, based in Doylestown, focuses only on Pennsylvania property tax appeals. Since 2018 the firm has handled more than 1,000 appeals and returned over $5 million in total savings to clients. Michael Lavanga, the founder, is licensed in Pennsylvania (PA Bar #325486) and admitted to the Pennsylvania Commonwealth Court and Tax Court.
The firm works on contingency: no reduction, no fee. Clients pay only 50 % of the first year’s savings when the appeal succeeds. That structure removes the risk for homeowners.
When Should You Check Your Assessment?
Start with one simple test. Pull your property record card from the county website (Bucks or Montgomery) and compare the assessed value to recent sold prices of similar homes. If your assessed value sits 10 % or more above the market, an appeal usually makes sense.
Common triggers in 2025–2026:
- Bucks County finished a county-wide reassessment in 2024; many values jumped 25–45 %.
- Montgomery County adjusts values every year; 2025 notices showed average increases of 8–12 %.
- Recent renovations or additions often cause over-assessment because assessors add value without checking comparable sales.
One Lavanga Law client in Newtown had a home assessed at $682,000 after a kitchen remodel. Comparable sales supported $590,000. The appeal reduced the assessment and saved $2,940 per year.
Why Most DIY Appeals Fail (and How Lavanga Law Wins)
Pennsylvania counties reject about 70 % of homeowner-filed appeals at the first informal review, mainly for missing evidence or weak comparable sales. Professional appeals succeed at higher rates because the firm submits:
- Certified appraisals when needed (paid only if the case requires one)
- Recent arms-length sales within half a mile and built within 10 years
- Photos and surveys that highlight problems like smaller lot size or functional obsolescence
Lavanga Law reports an overall success rate above 80 % across Bucks, Montgomery, Chester, Delaware, and Lehigh counties.
The Exact Appeal Process Lavanga Law Follows in 2025–2026
- Free 15-minute review – send your tax notice and address.
- Firm pulls county records and runs preliminary comparable sales (24–48 hours).
- You receive a no-obligation savings estimate.
- If you move forward, sign the contingency agreement – zero upfront cost.
- Firm orders an appraisal only when the reduction justifies the $400–$500 cost.
- File the formal appeal before the county deadline (October 1 in most counties for the following tax year).
- Attend the hearing (or let the firm handle it remotely in some counties).
- Receive the new assessment decision 3–6 months later.
- Savings appear on your next July school tax bill and February county bill.
Most residential appeals finish without the owner ever stepping into a hearing room.
Extra Services Many Homeowners Don’t Know About
Beyond standard appeals, Lavanga Law also:
- Recovers past overpayments (up to three prior years)
- Handles commercial and investment properties
- Searches the Pennsylvania Unclaimed Property database for forgotten refunds or escrow balances owed to you
One small business owner in King of Prussia combined a commercial appeal with an unclaimed property search and recovered $18,000 total.
Who Benefits Most Right Now?
- Homeowners who received 2025 reassessment notices showing large jumps
- Anyone who bought or refinanced in the last 24 months (banks often order appraisals that become strong evidence)
- Seniors on fixed incomes in Bucks and Montgomery facing steep increases
- Owners of homes built or renovated since 2018
Next Step – No Risk
Visit lavangalaw.com or call (215) 680-7972 for the free assessment. The firm responds within one business day with a written estimate of possible savings. Deadlines for the 2026 tax year fall between August and October 2025 depending on the county, so starting the review now keeps all options open.
More than 1,000 Pennsylvania homeowners have already cut their bills with this process. The only thing required from you is a copy of your latest tax notice and five minutes to forward it.
