The county you pick matters more than the community. We show you the real math — HOA fees, property taxes by county, and all-in monthly costs — before you sign anything.
Every age-restricted 55+ community in the metro, with real costs by county.
On a $500,000 home, your county choice matters more than your HOA negotiation.
| County | Est. Effective Rate | Annual Tax ($500K home) | Monthly Tax Cost | vs. Allegheny |
|---|---|---|---|---|
| Butler County | ~1.4% | ~$7,000 | ~$583/mo | Save ~$400/mo |
| Washington County | ~1.4–1.6% | ~$7,500 | ~$625/mo | Save ~$360/mo |
| Beaver County | ~1.5–1.8% | ~$8,500 | ~$708/mo | Save ~$275/mo |
| Allegheny County | ~2.0–2.3% | ~$11,000 | ~$917/mo | Baseline |
Estimates based on published millage rates and Allegheny County's 2026 Common Level Ratio (50.1%). Act 77 senior discount (30% off county portion) available to Allegheny County residents 65+ with 10-year continuous ownership. Always verify with each county's assessment office before purchase.
Full County Tax Guide for 55+ Buyers →What actually exists — and what people assume exists but doesn't.
Up to $1,000/year state rebate for homeowners 65+ with household income under $45,000 (half of Social Security excluded). Expanded by Act 7 of 2023. File annually with PA Department of Revenue by June 30.
30% flat discount on Allegheny County property tax for residents 65+ who have owned and lived in the property continuously for 10 years. Income limits apply ($35,000/yr, half of SS excluded).
Allegheny County Act 50 reduces assessed value by $18,000 for county tax. School districts funded by gaming revenue may add additional exclusions. Apply with county assessment office.
Pennsylvania's uniformity clause (Article VIII §1) prohibits freezing senior assessments separately from other properties. No statewide freeze exists despite what you may have read. Local freezes are extremely rare.
Pennsylvania exempts Social Security, pension income, and distributions from IRAs and 401(k)s from state income tax. This is a genuine retirement-income advantage over many Sun Belt states.
Allegheny County's 2026 Common Level Ratio is 50.1% — down from 54.5% in 2025. This means assessed values are roughly half of market value. If your neighbor won an assessment appeal, your effective rate comparison may not be apples-to-apples.
Research tools competitors don't build because the answers complicate the sale.
HOA fee breakdown, Butler County tax math, 10-year cost projection, and what resale prices actually look like in 2024–2025.
Read the True Cost Guide →New construction pricing vs. all-in monthly reality. Allegheny County taxes on a $600K home, HOA, insurance, and the 10-year number.
Read the True Cost Guide →Luxury tier pricing with Beaver County taxes. Why this community's avg. list price of $1M doesn't mean $1M in total annual cost.
Read the True Cost Guide →Same builder, different counties. The cost delta between Butler and Allegheny County on comparable homes is larger than most buyers expect.
Read the Comparison →Cranberry and Allison Park vs. Canonsburg and Peters Township. Different tax jurisdictions, different commutes, different community characters.
Read the Comparison →The county-line math in full detail. Which communities sit in each county, what the real tax difference is, and how Act 77 changes the Allegheny calculus.
Read the Analysis →7 things the sales brochure left out — from the CLR appeal opportunity to what resale days-on-market actually looked like in 2023–2024.
Read the Insider Guide →Ohio vs. Pennsylvania retirement income tax, what you give up and gain, and which Pittsburgh communities draw the most Ohio transplants.
Read the Guide →The reverse migration is real. Why some retirees return north — and the honest tax and cost comparison when Florida's no-income-tax advantage meets PA's pension exemption.
Read the Guide →Tell us which Pittsburgh community you're looking at and we'll send you the real all-in monthly number — HOA, taxes, insurance, and 10-year projection.
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