Assessment – Homestead / Farmstead Program

The Homestead/Farmstead exclusion is a Pennsylvania property tax relief program that reduces the assessed value of qualifying properties for school district tax purposes. In Wyoming County, the Assessment Office mails Homestead/Farmstead applications each December to property owners who are not already enrolled.

If you did not receive an application in the mail, you can pick one up in person at the Wyoming County Assessment Office, located at 1 Courthouse Square, Tunkhannock, PA 18657. Homestead/Farmstead applications are not available for download online — they must be obtained directly from the office.

The deadline to submit a completed Homestead/Farmstead application is March 1 each year. There is no fee to apply. If you have questions about eligibility or need help with your Homestead/Farmstead application, call the Wyoming County Assessment Office at 570-996-2262.

To qualify for the Homestead exclusion in Wyoming County, you must own and occupy the property as your primary residence — the home where you live, vote, and have your driver’s license registered. Only one Homestead exclusion is allowed per owner.

The Farmstead exclusion is a separate benefit for buildings used for agricultural purposes (barns, silos, equipment storage) on a qualifying farm of at least 10 contiguous acres where the owner also lives. You can qualify for both Homestead and Farmstead if your property meets both sets of requirements.

Pennsylvania law defines “owner” broadly — it includes people purchasing under a land contract, partial owners, beneficiaries of a will or trust, owners of a dwelling on leased land, life estate holders, and grantors of a revocable trust. Not all ownership situations qualify, and trust-owned properties require review by the Wyoming County Assessment Office before applying. For eligibility questions, call the Wyoming County Assessment Office at 570-996-2262 or visit at 1 Courthouse Square, Tunkhannock, PA 18657.

No. Once your Homestead or Farmstead application has been approved by the Wyoming County Assessment Office, you do not need to reapply each year.

Your Homestead or Farmstead exclusion remains active as long as you still own the property and occupy it as your primary residence. You are only required to notify the Wyoming County Assessment Office if something changes — for example, if you sell the property, move to a different primary residence, or if any other change affects your Homestead/Farmstead eligibility.

The Wyoming County Assessment Office mails new Homestead/Farmstead applications in December each year only to property owners who are not already enrolled. If you recently purchased a home in Wyoming County and have not yet applied for the Homestead exclusion, or if you are unsure whether you are currently enrolled, call the Wyoming County Assessment Office at 570-996-2262. The deadline for new Homestead/Farmstead applications is March 1.

Not all trust-owned properties qualify for the Homestead or Farmstead exclusion. Eligibility depends on the type of trust, who holds the ownership interest, and whether the property is the applicant’s primary residence. Under Pennsylvania law, a grantor who has placed property in a revocable trust is considered an owner and may qualify for the Homestead exclusion, provided the property is still the grantor’s primary residence.

Other types of trusts — such as irrevocable trusts — may or may not qualify depending on the specific terms and whether the beneficiary meets the residency and ownership requirements under Pennsylvania’s Homestead/Farmstead law. The Wyoming County Assessment Office requires that property owners with trust or special ownership arrangements contact the office before submitting a Homestead or Farmstead application so staff can determine eligibility.

Do not submit a Homestead/Farmstead application until you have spoken with the office. Call 570-996-2262 or visit at 1 Courthouse Square, Tunkhannock, PA 18657.

If your Homestead or Farmstead application is denied, the Wyoming County Assessment Office will notify you in writing with the reason for the denial. Common reasons a Homestead/Farmstead application is denied include: the property is not the applicant’s primary residence, the Homestead/Farmstead application was incomplete, or there is an ownership issue that disqualifies the property under Pennsylvania law.

If your Homestead or Farmstead application is denied, you have the right to appeal the decision to the Wyoming County Board of Assessment Appeals. The appeal process follows the provisions for assessment appeals under Pennsylvania’s county assessment law.

Contact the Wyoming County Assessment Office at 570-996-2262 to understand the specific reason your Homestead/Farmstead application was denied and to learn about the appeal process, deadlines, and any required forms. You may also submit a new Homestead/Farmstead application the following year if your circumstances have changed.

The amount your property taxes are reduced by the Homestead or Farmstead exclusion depends on two factors: the exclusion amount set by available state gaming revenue and your school district’s millage rate. Here is how Homestead/Farmstead tax relief works in Pennsylvania: the state distributes property tax relief funds from gaming revenue to each school district.

Your school district then determines the Homestead exclusion amount — a dollar figure that is subtracted from the assessed value of every approved Homestead property before the school district tax is calculated. County and municipal taxes are not affected by the Homestead/Farmstead exclusion — only your school district tax is reduced.

Because each school district in Wyoming County receives different funding and sets its own millage rate, the actual dollar savings from the Homestead/Farmstead exclusion varies by district. The Wyoming County Assessment Office can explain how the Homestead or Farmstead exclusion applies to your specific property’s assessed value. For questions, contact the school district business office or the Wyoming County Assessment Office at 570-996-2262.