Thinking about buying in East Stroudsburg and wondering what your property taxes might be? You are not alone. Taxes affect your monthly payment, your closing costs, and even how you compare one neighborhood to another. In this guide, you will learn how property taxes work here, where to find the numbers that matter, and how to estimate your bill and escrow with confidence. Let’s dive in.
What makes up your bill
Your East Stroudsburg real estate tax bill usually includes several parts. The largest portion for most homes is the school tax from East Stroudsburg Area School District. You will also see a county tax from Monroe County and a municipal tax from East Stroudsburg Borough if the home is inside borough limits. Some properties also have special district levies such as fire or library taxes.
Counties use an assessed value for every parcel. Taxes are calculated by applying a millage rate to that assessed value. Assessed value is not always the same as today’s market price, so always verify the number the county uses.
A mill is $1 of tax for every $1,000 of assessed value. If your total millage is 10 mills and your assessed value is $100,000, your annual tax would be 10 multiplied by 100 for $1,000. Your total millage is the sum of school, county, municipal, and any special district mills.
Why it matters: two homes with similar sale prices can have very different annual taxes. That is why you want both the assessed value and the latest millage rates before you make a decision.
Find millage and assessed values
Use these local sources to pull the exact numbers for your target home. Millage can change each year, so look up the current tax year.
Monroe County Assessment and Property Records
Look up the parcel by address to get the official assessed value, the parcel ID, and any assessment notes. This is the value mills are applied to for property taxes. If you have questions about appeals or assessment ratios, the assessment office is the authority.
Monroe County Treasurer or Tax Claim Bureau
Confirm prior tax bills, payment status, and whether any liens exist. You can also review past years’ tax history for the property, which helps you see trends and verify seller disclosures.
East Stroudsburg Borough tax office
If the home is inside borough limits, check the borough site or office for the current municipal millage and any local levies. Note due dates and how the borough handles proration and billing cycles.
East Stroudsburg Area School District
Confirm the current school district millage. Ask about homestead or farmstead relief participation and how to apply once you close. This can reduce the school portion for owner-occupied homes.
State guidance
The Pennsylvania Department of Education and Department of Revenue publish statewide information about school tax programs and homestead or farmstead rules. Use these resources for context and to confirm program eligibility.
Special districts
If the property is in a special tax zone such as a fire district, check the district or township office for the millage or levy and add it to your total.
Practical tip: if you only find the dollar amount of last year’s bill, you can reverse-calculate the millage if you know the assessed value. Mills equal tax divided by assessed value divided by 1,000.
Estimate taxes step by step
Follow these steps for any property you are considering:
Get the assessed value from Monroe County property records.
Collect current millage rates for the school district, Monroe County, the borough or township, and any special districts.
Add the millages to get your total mills.
Calculate annual tax using either form of the same formula:
- Annual tax equals total mills divided by 1,000 multiplied by assessed value.
- Or total mills multiplied by assessed value divided by 1,000.
- Convert to a monthly estimate. Divide the annual tax by 12. If your lender escrows taxes and insurance, add your annual homeowners insurance before dividing by 12 for the monthly escrow piece.
Worked examples
These are sample calculations. Replace the inputs with current local millage and the correct assessed value for your property.
Example A: simple estimate
- Assessed value: 150,000
- Total mills: 40
- Annual tax: 40 multiplied by 150 equals 6,000
- Monthly tax portion: 6,000 divided by 12 equals 500
- If insurance is 1,200 per year, monthly escrow for taxes and insurance is 6,000 plus 1,200 divided by 12 equals 600
Example B: effective tax rate for comparisons
- If the market price differs from assessed value, use this to compare across homes
- Effective tax rate equals annual tax divided by market value multiplied by 100
- Using Example A with a 175,000 purchase price: 6,000 divided by 175,000 multiplied by 100 is about 3.43 percent
Notes:
- Assessed value may not equal your purchase price. Confirm Monroe County’s assessment methodology and any assessment ratio in use.
- Millage can change each year. Use the current tax year’s rates and ask about proposed increases.
- Homestead or farmstead reductions, veteran or senior exemptions, and other credits can reduce your bill. Verify eligibility and timing for your specific parcel.
Taxes, escrow, and closing costs
Your monthly mortgage payment typically includes principal and interest plus escrow for property taxes and homeowners insurance. Many lenders require an escrow account so they can pay taxes and insurance when due.
Escrow basics
Lenders collect 1 divided by 12 of your annual tax and insurance each month. They pay the bills on the schedule set by the county, borough, and school district. Expect an annual escrow analysis statement that shows deposits, payments, and any adjustments.
Initial escrow at closing
At closing, your lender will set up your escrow with an initial deposit. This can include a cushion and a portion of the next tax bill, depending on when bills are due. The amount varies by closing date and billing cycles.
Prorations at closing
Property taxes are commonly prorated between buyer and seller on the settlement statement. The seller typically pays up to the day of closing and you pay after that, but timing and method depend on local custom and your contract terms. Your closing attorney or title company will calculate the exact proration.
Questions to ask your lender and closing agent
- How much will my monthly escrow be based on the current assessed value and mills?
- How large is the initial escrow deposit at closing?
- Are you estimating taxes from assessed value or purchase price?
- How are taxes prorated on this transaction?
- Are there any upcoming levies or proposed budget changes I should know about?
Neighborhood comparison checklist
Use this side-by-side checklist when you compare homes in East Stroudsburg.
- Property address and parcel ID
- Assessed value from county records
- Millage breakdown: school, county, municipal, special districts
- Recent tax bills or payment history from the treasurer or tax collector
- Homestead or farmstead status and any exemptions
- Estimated homeowners insurance and any HOA dues
- Annual tax estimate and monthly escrow using the step-by-step formula
- Effective tax rate equals estimated annual tax divided by asking price multiplied by 100
- Any known upcoming referendums or bond measures that could affect taxes
Common pitfalls and pro tips
- Do not assume assessed value equals your contract price. Always verify the county’s number and ask about any assessment ratio.
- Double-check the current year’s mills. Rates can change with new budgets.
- Confirm whether homestead or farmstead relief applies and when it starts. Timing can affect your first year’s bill after closing.
- Ask if the property has a pending assessment appeal. That can change your future taxes.
- If the home is outside the borough, confirm the correct township millage and any special district levies.
How Kelly Realty Group helps
You want clear numbers before you write an offer. Our local team helps you gather the right data fast. We coordinate with county and municipal offices to verify assessed values, confirm current millage, and pull recent tax bills for the properties you are considering.
We also work closely with trusted local lenders and closing agents. Together, we can provide a realistic monthly payment that includes escrow, explain proration for your closing date, and help you compare neighborhoods apples to apples so there are no surprises after you move.
Ready to get personalized property tax estimates for homes on your shortlist and a clear plan for escrow at closing? Reach out to the community-focused team at Kelly Realty Group to get started today.
FAQs
How are property taxes calculated in East Stroudsburg?
- Your annual tax equals the total millage for school, county, municipal, and any special districts multiplied by your assessed value divided by 1,000.
Where can I find my home’s assessed value in Monroe County?
- Use the Monroe County Assessment or Property Records search by address to find the parcel’s assessed value and parcel ID used for taxation.
What is a mill and why is it important?
- A mill is $1 for every $1,000 of assessed value; adding all mills gives you the total rate to apply to the assessed value for your annual taxes.
Do homestead or farmstead programs reduce my school taxes?
- Many Pennsylvania districts offer homestead or farmstead relief; confirm current participation and how to apply with East Stroudsburg Area School District.
How do property taxes affect my monthly mortgage payment?
- If your lender escrows, they collect 1 divided by 12 of your estimated annual taxes and insurance each month and pay the bills when due, which increases your monthly payment beyond principal and interest.
Are property taxes prorated when I buy a home in East Stroudsburg?
- Taxes are commonly prorated at settlement based on the closing date, with the seller responsible up to closing and the buyer responsible after, subject to your contract and local practice.
