SCRANTON — Tentative new property valuations under Lackawanna County’s first tax reassessment since 1968 have caused “sticker shock” among some homeowners in Lackawanna County, officials said Wednesday during the commissioners meeting.
But the valuations do not necessarily mean that a property owner’s tax bill likewise will soar, because individual tax bills will not be able to be calculated until new millages are set late in the fourth quarter of the year.
Final valuations used to calculate 2026 municipal, school and county taxes must be established by Nov. 15. After that, the millages of municipalities, schools and the county will be set, such that the reassessment is “revenue neutral” — meaning it brings in the same amount of property-tax revenue as is currently generated. Generally, the result would be that one-third of tax bills would increase, one-third would decrease and one-third would stay the same.
Property owners also will be able to appeal their valuations before they become finalized to take effect in 2026.
County assessment Director Patrick Tobin and Samantha Edwards of Tyler Technologies, the firm the county hired in 2022 to conduct and complete the first comprehensive, countywide reassessment since 1968, gave an update Wednesday on the long-overdue and yearslong process of updating assessed values for all 103,000-plus parcels countywide.
Last month, the tentative new valuations for residential parcels were mailed out. Though they are not tax bills, significantly higher numbers have raised some eyebrows. The new valuations are meant to reflect the market value of a property based on current conditions. The goal of reassessment is to restore tax fairness by bringing assessed property values used to calculate municipal, school and county real estate taxes in line with current market values.
“When you go 58 years without a reassessment, your old value versus your new value, it’s going to be sticker shock. The market has changed tremendously since 1968,” Edwards said.
Several residents raised questions and concerns, claiming the process has not been transparent. They want Tyler to produce comparable valuations of their neighbors during the informal reviews and want to know their estimated new tax bills.
“Some people could lose their homes because of this,” said Joe Tutino of Old Forge. “You just can’t keep saying ‘pay the bill.’”
Laureen Cummings, a former county commissioner, said the state needs to come up with a different way to fund governments, adding, “This is not working. I disagree with reassessment.”
Officials said estimated tax bills won’t be calculable until new millages are set by the county, school districts and municipalities.
Commissioner Chris Chermak called for delaying the process with reassessment in its final stretch.
“Maybe we need to put the brakes on here a little bit and take a little more time” to make sure everything is being done properly, Chermak said.
Lackawanna County Commisioner Chris Chermak listens to public comment during the commisioners meeting in the county Government Center in Scranton Wednesday, April 9, 2025. (SEAN MCKEAG / STAFF PHOTOGRAPHER)
Commissioner Bill Gaughan asked Tobin and Edwards if everything has been done correctly and they both said yes.
Gaughan noted that a 2018 lawsuit against the county over the outdated reassessments resulted in a court order to get a new reassessment completed by 2026. Putting the brakes on it now is not feasible or prudent, he said.
“That facts are that it has to be done. We were ordered by a court to do it,” Gaughan said. “It’s more than half-a-century of unfairness that’s baked into our system, where some pay way more than they should while others pay far less than they should … a reassessment is about restoring fairness, equity and trust.”
Lackawanna County Commisioner Bill Gaughan looks on during the commisioners meeting in the county Government Center in Scranton Wednesday, April 9, 2025. (SEAN MCKEAG / STAFF PHOTOGRAPHER)
The tentative valuation notices that property owners received included instructions for a two-part appeal process that begins with an informal review, during which assessors explain how they arrived at a new value.
According to Tobin:
As of Tuesday, 8,101 informal review appointments had been requested, 511 were canceled by property owners and 2,682 had been conducted.
As of Monday, the net total of booked appointments was 7,589, or about 7% of all parcels.
After that first appeal step, those who still disagree then may file a formal appeal.
All formal appeals must be filed by Aug. 1 and will be heard by Oct. 31, Tobin said.
Staff Writer Jeff Horvath contributed to this report.