Bucks County CLR 17.86: Assessed to Market Value

This is one of the most misunderstood concepts in Pennsylvania real estate, and it has real financial consequences for inheritance tax, realty transfer tax, and property tax appeals.

The Problem

In Pennsylvania, your county tax assessment almost never reflects your property's actual market value. In Bucks County, assessments are dramatically lower than real market values because the county has not done a full reassessment in decades. So how does the state figure out what your property is actually worth for tax purposes?

The Common Level Ratio (CLR)

Every year, the Pennsylvania State Tax Equalization Board (STEB) calculates a Common Level Ratio for each county. The CLR compares actual sale prices to assessed values across the county to determine the ratio between the two. From that ratio, a CLR Factor is published. This is the multiplier used to convert an assessed value into an estimated fair market value.

Bucks County's Current CLR Factor: 17.86

For documents accepted from July 1, 2026 to June 30, 2027, the Bucks County CLR factor is 17.86. One of the highest in the entire state. This means Bucks County assessments are extremely low relative to actual market values.

What This Means in Plain English

If your Bucks County property has a tax-assessed value of $20,000, the state computes the fair market value as:

That $357,200 number is what matters for:

• Realty transfer tax: When there is no actual sale price: like in a family transfer where you claim an exemption, or a transfer for nominal consideration, the Department of Revenue uses assessed value × CLR to determine the computed value. If the computed value is higher than what you reported, they will assess additional transfer tax, penalties, and interest.
• Inheritance tax (REV-1500): When reporting real estate on the inheritance tax return, you need to establish fair market value as of the date of death. The CLR calculation provides a baseline. If you report a value significantly below the CLR-computed value without a supporting appraisal, expect the Department of Revenue to question it.
• Property tax assessment appeals: If your assessed value × CLR produces a number significantly higher than your property's actual market value, you may have grounds for an assessment appeal. Conversely, the school district or municipality can appeal if the computed value is too low.

Selected CLR Factors for Nearby Counties (2026 to 2027)

• Bucks County: 17.86
• Montgomery County: 3.25
• Chester County: 3.14
• Delaware County: 1.74
• Philadelphia: 1.00 (assessments are at market value)
• Northampton County: 5.88
• Lehigh County: 2.02

The massive difference between counties reflects how recently each county has reassessed properties. Philadelphia reassesses regularly (factor of 1.00), while Bucks County's assessments are decades old (factor of 17.86). The State Tax Equalization Board calculates and certifies the Common Level Ratio each year; the Pennsylvania Department of Revenue publishes the CLR real estate valuation factors (the mathematical reciprocal of the ratio) each fiscal year in the Pennsylvania Bulletin and on its website.

Need help applying the CLR to an estate, a transfer, or an assessment appeal? Schedule a consultation or call 215-949-0888. We handle Bucks County real estate and inheritance tax matters every week.

Statutory content on this page was last verified against Pennsylvania statutes (20 Pa.C.S.; 72 P.S. Art. XXI): Jul. 2026. If you are reading this significantly after that date, confirm key provisions with current statute text or contact our office.