Search Beaver County Property Records, Understand the 2026 Assessment and Complete the Correct Appeal, Tax or Deed Task
Beaver County’s assessment system covers Beaver and Beaver Falls homes, Aliquippa and Ambridge property, Monaca redevelopment, riverfront parcels, industrial sites, suburban subdivisions, rural acreage, farms, mobile homes, commercial buildings and land affected by roads, railways, utilities or oil and gas interests.
This guide explains how to use the official property portal, find the correct parcel, read assessed values, open the county map, prepare a September assessment appeal, apply for Homestead relief, protect Clean and Green land, pay current or delinquent taxes and search deeds from 1800 to the present.
Beaver County, Pennsylvania does not use Beaver CAD, Form 50-114, a Texas Appraisal Review Board or a May 15 property-tax protest deadline.Major Corrections Required in the Existing Beaver County Article
| Incorrect Existing Information | Correct Beaver County Information | Why It Matters |
|---|---|---|
| Beaver County CAD or BCAD | Beaver County uses an Assessment/Tax Claim Office and Board of Assessment Appeals. | County Appraisal District is Texas terminology. |
| beavercad.org | The official county website is beavercountypa.gov. | The existing domain does not represent Beaver County, Pennsylvania. |
| esearch.beavercad.org | The official property portal is propertyrecords.beavercountypa.gov. | The Pennsylvania portal includes assessment, tax claim, value history, land, buildings, sales and mapping data. |
| May 15 protest deadline | The regular Beaver County annual assessment appeal deadline is September 1. | The Texas filing date does not apply. |
| Appraisal Review Board | Appeals are heard by the Beaver County Board of Assessment Appeals. | The Pennsylvania forms, rules and court-appeal process are different. |
| Texas Form 50-114 | Beaver County uses Pennsylvania’s Homestead and Farmstead Exclusion application. | The Texas form cannot establish Pennsylvania property-tax relief. |
| Texas 1-d-1 agricultural appraisal | Qualifying Pennsylvania land uses the Act 319 Clean and Green program. | Qualification, filing and rollback rules are completely different. |
| One county tax office collects all taxes | The County Treasurer collects current county property taxes. Municipal and school taxes use the collector named on the bill. | Sending payment to the wrong office can cause delay or delinquency. |
| CAD handles delinquent taxes separately | The Assessment Office and Tax Claim Bureau operate through the county’s combined Assessment/Tax Claim department. | The official property portal can display assessment and delinquent-tax information together. |
| Online map proves legal boundaries | County parcel mapping is a research tool and does not replace a deed or survey. | Fencing, access, subdivision and construction require legal verification. |
Which Beaver County Office Handles Each Property Task?
Choose Your Beaver County Property Task
How to Search Beaver County PA Property Records
The official portal includes 2026 property data and separate tabs for parcel information, delinquent taxes, ownership, sales, value history, land, residential buildings, outbuildings, commercial property, sketches, appeals, agricultural land and maps.
Confirm that the domain ends with beavercountypa.gov.
Always confirm the displayed year before reviewing values, appeals or tax-claim information.
The parcel identifier from a tax bill or assessment notice is normally the most precise search.
Enter the last name first and try trusts, estates, companies and spelling variations separately.
Remove apartment numbers, punctuation and unnecessary street abbreviations when the full address fails.
A Beaver Falls, Aliquippa, Ambridge, Monaca or New Brighton mailing address may differ from the legal borough or township.
The school district materially affects the total property-tax rate and Homestead relief.
A house, vacant lot, garage, commercial tract or adjoining acreage can have a separate account.
Review parcel, owner, sales, value history, land, buildings, sketches, agricultural information and appeal history.
Compare the account with roads, adjoining parcels, aerial context and general parcel shape.
Check the separate Tax Claim tab before buying, refinancing or paying an older balance.
Print or save the complete record before requesting a correction, filing an appeal or purchasing the property.
Best Search Method for Common Beaver County Properties
| Property Situation | Best Starting Search | What to Verify |
|---|---|---|
| Residential home | Address or owner | Parcel, municipality, school district, assessment and Homestead status. |
| Vacant lot | Parcel number or map | Legal access, acreage, zoning, utilities, flood risk and adjoining ownership. |
| Commercial building | Owner, address or parcel | Commercial tab, building area, use, assessment, sales and tax status. |
| Farm or rural acreage | Owner plus all parcel numbers | Acreage, Act 319 status, residences, outbuildings and contiguous tracts. |
| Mobile home | Owner and location | Home ownership, park or land ownership, assessment and unpaid taxes. |
| Recent purchase | Address followed by Recorder search | Newest deed, ownership update, sale date and transfer information. |
| Oil, gas or mineral concern | Surface parcel followed by Recorder search | Reservations, leases, assignments, rights-of-way and releases. |
| Delinquent-tax property | Parcel plus Delinquent Taxes Due Detail | Claim year, tax type, interest, costs and sale status. |
| Assessment appeal research | Parcel, Sales, Value History and Appeals tabs | Current assessment, prior decision, comparable sales and property facts. |
How to Read a Beaver County Property Record
| Record Field | Meaning | Owner Check |
|---|---|---|
| Parcel number | County identifier for the assessed property. | Use it for appeals, taxes, maps and recorded-document research. |
| Owner | Owner currently maintained in the assessment system. | Compare with the newest Recorder of Deeds document. |
| Property address | Physical location used by the county. | Do not confuse it with the owner’s mailing address. |
| Municipality | City, borough or township where the property is taxed and regulated. | This controls zoning, local tax collection and permits. |
| School district | School taxing authority assigned to the parcel. | Confirm the district before estimating total tax. |
| Land value | Assessed value attributed to the site. | Review area, access, topography, use and preferential assessment. |
| Building value | Assessed value attributed to structures. | Check size, age, quality, use and condition. |
| Total assessed value | Land plus improvements used with millage rates. | Do not treat it as an automatic sale price. |
| Value history | Prior assessment entries and changes. | Identify reassessment, new construction or appeal changes. |
| Residential or commercial data | Building characteristics used in valuation. | Verify area, construction, use, year built and improvement details. |
| OBY | Other buildings and yard improvements. | Review garages, sheds, pools and other listed improvements. |
| Ag Land | Agricultural or preferential land information. | Confirm Clean and Green enrollment and qualifying acreage. |
| Delinquent Taxes Due | Tax claims returned to the county. | Request an exact payoff before paying or closing. |
How to Use the Beaver County Parcel Map
Copy the parcel number, owner and property address.
Use the same parcel identifier to avoid selecting a neighboring tract.
Look for separate access strips, alleys, vacant lots and common ownership.
Riverfront, hillside, industrial and railway-adjacent properties can require extra flood, access or environmental review.
Note additions, garages, demolitions or commercial structures that differ from the property record.
Do not build, fence or resolve an encroachment from the county map alone.
How Beaver County Property Assessments Work
Beaver County completed a countywide reassessment for values used beginning in 2024. Current records should therefore be reviewed as part of the newer county assessment system rather than compared only with much older pre-reassessment values.
| Assessment Concept | Plain-English Meaning | Common Mistake |
|---|---|---|
| Assessed value | Value used with county, municipal and school millage. | Assuming it equals the current listing price. |
| Market value | Likely sale value under normal market conditions. | Using only an automated estimate or asking price. |
| Predetermined ratio | Relationship between assessed and base-year market value used by the county system. | Confusing it with a tax rate. |
| Common Level Ratio | State-certified ratio used in appropriate assessment-appeal analysis. | Using a realty-transfer factor as though it were the current tax millage. |
| Interim assessment | Assessment change resulting from new construction or another assessable improvement. | Waiting for the annual deadline instead of reading the notice deadline. |
| Millage | One mill equals one dollar of tax for each $1,000 of assessed value. | Treating millage as a percentage. |
How to Estimate Beaver County Property Taxes
The total rate depends on the parcel’s county, municipality and school district. The official 2026 levy table should be used rather than a rate copied from another municipality.
| Tax Component | Who Sets It | Where to Verify |
|---|---|---|
| County tax | Beaver County | Official 2026 county levy table and county bill. |
| Municipal tax | City, borough or township | Municipal bill or official levy table. |
| School tax | School district | School tax bill and district budget. |
| Homestead reduction | School relief allocation | Approved Homestead status and school bill. |
| Clean and Green value | Assessment Office under Act 319 | Ag Land tab and preferential-assessment record. |
| Delinquent charges | Tax Claim process | Current Tax Claim payoff. |
How to File a Beaver County Assessment Appeal in 2026
| Appeal Situation | Filing Timing | Important Action |
|---|---|---|
| Regular annual appeal | By September 1, 2026 | File a separate notice for each tax parcel. |
| New or changed assessment | Use the deadline stated on the notice | Do not wait for September when a shorter notice deadline controls. |
| Exemption dispute | Follow the county decision and appeal instructions | Provide ownership, use and eligibility evidence. |
| Clean and Green dispute | Follow the assessment notice or annual deadline | Include enrollment, acreage, use and income records. |
| Court appeal | Follow the statutory period after the Board decision | File with the Beaver County Court of Common Pleas and complete service requirements. |
Step-by-step appeal process
Save the parcel number, owner, municipality, school district and value history.
Use the current Rules and Regulations rather than a generic Pennsylvania form.
Do not combine several tax parcel numbers on one appeal notice.
Explain the value supported by recent sales, an appraisal or property-specific evidence.
Check land size, building area, condition, use, outbuildings and commercial characteristics.
Use similar municipality, school district, property type, size, condition, access and location.
Use photographs, engineering reports, repair estimates, flood information and municipal notices.
Incomplete information can delay or jeopardize the filing.
Keep a stamped copy, certified-mail receipt or other accepted evidence of timely filing.
Present the requested value first and explain how the evidence supports it.
A Court of Common Pleas appeal requires a petition and formal service on the required taxing bodies.
Evidence That Helps in a Beaver County Appeal
| Property Issue | Strong Evidence | Weak Evidence |
|---|---|---|
| Residential value | Recent comparable sales, appraisal, accurate measurements and condition evidence. | Online asking prices without adjustments. |
| Riverfront property | Flood zone, elevation, access, river influence and comparable riverfront sales. | Comparing with an inland property. |
| Industrial or commercial building | Income, vacancy, leases, expenses, condition, contamination and professional appraisal. | Gross rent without expenses or market analysis. |
| Damaged building | Dated photos, insurance reports, engineering findings and repair estimates. | A verbal statement that repairs are needed. |
| Vacant land | Survey, access, zoning, utilities, slope, floodplain and comparable land sales. | Comparing an unbuildable tract with a serviced lot. |
| Clean and Green land | Application, land-use history, acreage, income and enrollment records. | The property looks rural. |
Interim Assessments and New Construction
A new home, addition, garage, commercial improvement or other completed construction can produce a revised assessment and supplemental tax bills.
- Building permit
- Construction contract
- Plans and measurements
- Completion date
- Certificate of occupancy
- Photographs
- Actual construction cost
- Assessment Change Notice
- Supplemental tax bills
Beaver County Homestead and Farmstead Exclusion
The Pennsylvania Homestead/Farmstead program can reduce the assessment used for an approved owner-occupied property’s school real-estate tax.
| Program | What It Covers | Main Requirement |
|---|---|---|
| Homestead | An approved principal residence. | Owner occupancy as the primary home. |
| Farmstead | Qualifying farm buildings connected with an approved farmstead. | Agricultural ownership and use requirements must be satisfied. |
| School exclusion | Reduction from the school-tax assessment. | The property must be approved by the Assessment Office. |
Application steps
Make sure the owner shown by Assessment matches the recorded ownership.
A rental property, vacation home or second residence generally does not qualify.
Use the current county Homestead and Farmstead Exclusion form.
Disclose rental, commercial or non-residential use when required.
The standard Pennsylvania deadline is March 1 for the applicable tax-relief year.
Confirm that the approved exclusion appears after processing.
Beaver County Act 319 Clean and Green
Clean and Green provides preferential assessment for qualifying agricultural use, agricultural reserve and forest reserve land. It is not a complete exemption.
| Qualification Area | General Rule | Evidence to Prepare |
|---|---|---|
| Minimum land area | Generally at least 10 contiguous acres. | Deeds, parcel map and acreage calculation. |
| Agricultural land under 10 acres | May qualify with at least $2,000 in annual gross agricultural income. | Sales, receipts, tax schedules and production records. |
| Agricultural use | Land devoted to agricultural production. | Crops, livestock, lease and management records. |
| Agricultural reserve | Qualifying open land subject to program conditions. | Land-use map and public-access information where applicable. |
| Forest reserve | Qualifying land stocked with trees capable of producing timber or wood products. | Forest map, acreage and management information. |
| Application deadline | June 1 for preferential assessment in the following tax year. | Complete application, signatures, maps and required fee. |
How to Pay Current Beaver County Property Taxes
The Beaver County Treasurer collects the current year’s county property taxes. Municipal and school taxes should be paid to the collector printed on the specific bill.
Determine whether the bill is county, municipal, school or interim tax.
Match the owner, parcel number, property address, municipality and tax year.
Do not assume the County Treasurer collects every municipal or school bill.
The exact amounts and deadlines printed on the bill control.
Avoid unofficial payment advertisements or property-record resellers.
Keep the parcel, year, tax type, amount, date and confirmation information.
Contact the collector before repeating a payment that has not appeared.
Beaver County Delinquent Taxes and Tax Claim Costs
Unpaid real-estate taxes are returned to the Beaver County Tax Claim Bureau. Owners receive statutory notices and a grace period before an eligible property is exposed to an Upset Tax Sale.
| Tax Claim Item | County Rule | Owner Action |
|---|---|---|
| Initial claim fee | $15 is assessed to an unpaid tax claim. | Request a current payoff rather than paying the original bill amount. |
| Claim notice | Notice is mailed to the owner of record no later than July 31. | Keep the assessment mailing address current. |
| Grace period | The notice describes a one-year period to pay before sale exposure. | Do not assume the grace period stops interest or additional costs. |
| Interest | Interest accrues at 9% per year. | Obtain a payoff calculated through the payment date. |
| Mailing and legal costs | Statutory mailing, posting, advertising and sale costs can be added. | Resolve the claim before later collection stages increase the balance. |
| Partial or payment arrangement | Availability depends on county policy and sale stage. | Obtain the agreement in writing and follow every payment date. |
Beaver County 2026 Upset Tax Sale
Before bidding on a tax-sale parcel
- Confirm the parcel number and legal description
- Read all sale conditions
- Search deeds and mortgages
- Determine which liens survive
- Check bankruptcy, estate and ownership issues
- Verify legal and physical access
- Inspect occupancy and possession
- Review zoning and permitted use
- Check municipal, sewer and utility claims
- Review flood, environmental and structural conditions
How to Search Beaver County Deeds, Mortgages and Easements
The Recorder of Deeds online index covers public property records from 1800 to the present. The Recorder’s index is primarily name-based, so start with owner names and an approximate transaction date.
Save the owner, parcel, address and approximate deed date.
Use the county link rather than an unofficial deed-search website.
Try grantor and grantee names, trusts, estates, companies and alternate spellings.
The county recommends having at least one party’s name and an approximate date.
Search deeds, mortgages, satisfactions, easements, restrictions, plans, oil and gas records and releases.
Owner name alone is not enough when one party owns several properties.
A current deed may refer to an older plan, easement, mineral reservation or restriction.
Use an official copy for legal, lender, estate, veteran-benefit or court purposes.
The free county service can notify owners when a deed, mortgage or other document is recorded under a registered name.
Local Beaver County Property Scenarios
| Property Situation | Important Checks | Why They Matter |
|---|---|---|
| Beaver Borough home | Borough, school district, assessment, historic character, taxes and parcel dimensions. | Older borough homes can have additions, small lots and shared access. |
| Beaver Falls property | City tax, school district, condition, demolition history, delinquent taxes and zoning. | Older housing and commercial property require careful record verification. |
| Aliquippa or Hopewell property | Actual municipality, school district, industrial influence, utilities and environmental records. | Postal addresses can cross municipal boundaries. |
| Ambridge residence or commercial building | Borough use, building condition, parking, commercial tab, taxes and deed restrictions. | Mixed residential and commercial corridors can require different comparable sales. |
| Monaca riverfront property | Floodplain, access, industrial proximity, municipality, environmental history and river influence. | Riverfront location can add benefits and development limits. |
| Chippewa or Center Township home | Township, school district, subdivision, new construction, interim assessment and association rules. | Newer improvements can create supplemental tax bills. |
| Rural South Beaver acreage | Access, acreage, septic, well, Clean and Green, mineral rights and survey. | A rural parcel can carry agricultural and title obligations not visible on the map. |
| Oil or gas lease property | Recorded lease, amendments, unit documents, pipeline easements, mineral ownership and releases. | Surface ownership does not automatically include every mineral interest. |
| Tax-sale property | Sale type, surviving liens, occupancy, legal access, deed chain, condition and municipal claims. | Tax-sale purchasing is not the same as buying a normal listed property. |
Beaver County Property Buyer Checklist
- Correct parcel number
- Owner of record
- Municipality and school district
- Land and building values
- Property characteristics
- Homestead or Clean and Green status
- Current county bill
- Current municipal bill
- Current school bill
- Interim tax bills
- Delinquent Tax Claim balance
- Tax-sale eligibility
- Current deed
- Mortgages and satisfactions
- Easements and rights-of-way
- Restrictions and plans
- Oil, gas and mineral documents
- Probate and estate records
- Professional survey
- Zoning and permitted use
- Flood, river and drainage
- Water, sewer or septic
- Open permits and violations
- Environmental history
How to Correct a Beaver County Property Record
| Problem | Correct Starting Office | Evidence to Prepare |
|---|---|---|
| Wrong mailing address | Assessment Office and tax collector | Parcel, owner information and correct address. |
| Recent deed not reflected | Recorder of Deeds, then Assessment | Recording information and deed copy. |
| Building information is wrong | Assessment Office | Measurements, permits, plans and photographs. |
| Removed structure remains | Assessment Office | Demolition permit and dated photographs. |
| Parcel boundary appears wrong | Recorder, mapper and surveyor | Deed, recorded plan and boundary survey. |
| Homestead is missing | Assessment Office | Application, ownership and occupancy evidence. |
| Clean and Green issue | Assessment Office | Application, maps, acreage, use and income records. |
| Current payment is missing | Treasurer or collector named on bill | Bill, receipt and confirmation. |
| Delinquent payment is missing | Tax Claim Bureau | Parcel, tax year, receipt and payoff statement. |
| Assessment is disputed | Board of Assessment Appeals | Appeal notice, requested value and supporting evidence. |
Beaver County Property Office Contacts
| Office | Contact Information | Main Tasks |
|---|---|---|
| Assessment / Tax Claim Office |
Beaver County Courthouse 810 Third Street Beaver, PA 15009 Assessment phone: 724-770-4480 Main courthouse: 724-728-5700 |
Property records, assessments, appeals, Homestead, Clean and Green, delinquent taxes and tax sales. |
| Beaver County Treasurer |
Treasurer: Sandie Egley Beaver County Courthouse 810 Third Street Beaver, PA 15009 Phone: 724-770-4540 Fax: 724-728-4345 Monday-Friday: 8:30 a.m.-4:30 p.m. |
Current-year county property taxes, payments, receipts and county-tax questions. |
| Recorder of Deeds |
Beaver County Courthouse 810 Third Street Beaver, PA 15009 Phone: 724-770-4560 Monday-Friday during regular courthouse hours |
Deeds, mortgages, satisfactions, easements, restrictions, plans, oil and gas records and certified copies. |
Beaver County Courthouse Map
The Assessment/Tax Claim Office, Treasurer and Recorder of Deeds are located in the Beaver County Courthouse at 810 Third Street in Beaver.
Official Beaver County Property Resources
Top 12 Beaver County PA Property Search FAQs
1. Does Beaver County, Pennsylvania have a County Appraisal District?
No. Beaver County uses an Assessment/Tax Claim Office and Board of Assessment Appeals. County Appraisal District is Texas terminology.
2. What is the official Beaver County property-search website?
The official search is propertyrecords.beavercountypa.gov.
3. What information appears in the property portal?
The portal includes parcel, owner, sales, value history, land, residential, outbuilding, commercial, sketch, appeal, agricultural, tax-claim and mapping information.
4. What is Beaver County’s annual assessment appeal deadline?
The regular annual deadline is September 1. The appeal filed by September 1, 2026 generally concerns the 2027 tax year.
5. Can I put several parcels on one appeal notice?
No. Beaver County’s instructions require a separate appeal notice for each tax parcel.
6. Is assessed value the same as current market value?
Not necessarily. Review the county’s assessment method, current sales and applicable Common Level Ratio rules before drawing a conclusion.
7. What is the Homestead and Farmstead deadline?
The normal Pennsylvania filing deadline is March 1 for the applicable tax-relief year.
8. What is the Clean and Green deadline?
The Act 319 application is normally due by June 1 for preferential assessment in the following tax year.
9. Who collects current Beaver County property taxes?
The County Treasurer collects current county property taxes. Municipal and school taxes should be paid to the collector named on each bill.
10. How much interest is charged on a Beaver County tax claim?
The county’s Tax Claim overview states that interest accrues at 9% per year, along with applicable claim, mailing and collection costs.
11. When is the 2026 Beaver County Upset Tax Sale?
The sale is scheduled for Tuesday, September 8, 2026 at 10:00 a.m. Eastern Time through GovEase. Bidders must pre-register at least 10 days before the sale.
12. How far back do Beaver County deed records go online?
The Recorder of Deeds states that its online grantor and grantee index covers public records from 1800 to the present.
Independent Editorial Notice
County-CAD.us is an independent informational website. It is not affiliated with the Beaver County Assessment Office, Tax Claim Bureau, Board of Assessment Appeals, Treasurer, Recorder of Deeds, any municipality, school district or the Commonwealth of Pennsylvania.
Assessments, Common Level Ratios, millage, filing deadlines, tax balances, interest, costs, tax-sale dates, officeholders, forms and procedures can change. Verify time-sensitive information with the responsible official office.
Editorial verification: July 16, 2026. This article was rebuilt using the official Beaver County 2026 property portal, Assessment/Tax Claim Office, appeal documents, Homestead application, Clean and Green application, 2026 tax-levy publication, Treasurer, Tax Claim cost schedule, 2026 Upset Sale notice and Recorder of Deeds search.
Estimate Taxes, Exemptions, Escrow, Protest Savings and Next Steps
This sitewide tool helps homeowners, buyers, sellers and investors understand property tax numbers before they check the official county appraisal district or tax office. It runs in your browser, does not collect personal data and gives practical next steps after each calculation.
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Choose your main goal. The tool will guide you to the right calculation or next step.
Use Tax, Exemption and Protest tabs to understand your appraisal notice and possible savings.
Use Buyer Budget and Monthly Escrow before relying only on a mortgage payment estimate.
Property Tax Estimate Calculator
Estimate annual tax using property value, assessment ratio, exemptions and local tax rate.
Homestead and Exemption Savings
Estimate how much a homestead, senior, disabled, veteran or local exemption may reduce annual tax.
Monthly Escrow / Ownership Cost
Estimate monthly property tax, insurance, HOA and reserve cushion. Useful for buyers and homeowners comparing affordability.
Property Tax Protest Savings
Estimate possible savings if your appraised value is reduced after a protest, evidence review or correction.
Appraised Value Growth / Cap Impact
Estimate how a value increase or appraisal cap may affect taxable value. Rules vary by state, county and exemption status.
Home Buyer Monthly Budget Estimate
Estimate a more realistic monthly ownership cost by adding mortgage, property tax, insurance and HOA.
Find Official County CAD and Tax Resources
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