Montgomery County Pennsylvania Property Taxes (2022)

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Montgomery County Pennsylvania Property Taxes (1)Montgomery County Property Tax Rate 2022[Go To Different County]

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Montgomery County, Pennsylvania Property Tax
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Montgomery County Pennsylvania Property Taxes (2)

(Video) Jeff Chirico discusses how to appeal Your property taxes in Montgomery County Pennsylvania

Avg. 1.29% of home value

Yearly median tax in Montgomery County

The median property tax in Montgomery County, Pennsylvania is $3,834 per year for a home worth the median value of $297,200. Montgomery County collects, on average, 1.29% of a property's assessed fair market value as property tax.

Montgomery County has one of the highest median property taxes in the United States, and is ranked 76th of the 3143 counties in order of median property taxes.

The average yearly property tax paid by Montgomery County residents amounts to about 4.17% of their yearly income. Montgomery County is ranked 197th of the 3143 counties for property taxes as a percentage of median income.

You can use the Pennsylvania property tax map to the left to compare Montgomery County's property tax to other counties in Pennsylvania.Chester County collects the highest property tax in Pennsylvania, levying an average of $4,192.00 (1.25% of median home value) yearly in property taxes, while Forest County has the lowest property tax in the state, collecting an average tax of $860.00 (1.08% of median home value) per year.

To compare Montgomery County with property tax rates in other states, see our map of property taxes by state.

Montgomery County Property Tax Rate


  1. Montgomery County Property Tax
    1. Montgomery County Property Tax Rates
    2. Montgomery County Property Tax Estimator
    3. Montgomery County Property Tax Appeals
    4. Montgomery County Tax Assessor
  2. About the Montgomery County Property Tax
    1. What Is The Property Tax?
    2. Homestead Exemption
    3. Property Tax Deductions
  3. More Information (opens in new tab)
    1. Pennsylvania Property Taxes By County
    2. Property Taxes By State

Because Montgomery County uses a complicated formula to determine the property tax owed on any individual property, it's not possible to condense it to a simple tax rate, like you could with an income or sales tax.

Instead, we provide property tax information based on the statistical median of all taxable properties in Montgomery County. The median property tax amount is based on the median Montgomery County property value of $297,200. You can use these numbers as a reliable benchmark for comparing Montgomery County's property taxes with property taxes in other areas.

(Video) Bid4Assets Tutorial: Participating in Montgomery County, Pennsylvania Sheriff Sales

Our data allows you to compare Montgomery County's property taxes by median property tax in dollars, median property tax as a percentage of home value, and median property tax as a percentage of the Montgomery County median household income.

Montgomery County Property Taxes

Median Property Tax As Percentage Of IncomeAs Percentage Of Property Value
$3,834 ± $24 (76th of 3143)4.17 ± 0.05% (197th of 3143)1.29 ± 0.01% (712th of 3143)

Note: This page provides general information about property taxes in Montgomery County. If you need specific tax information or property records about a property in Montgomery County, contact the Montgomery County Tax Assessor's Office.

Montgomery County Property Tax Calculator

While the exact property tax rate you will pay is set by the tax assessor on a property-by-property basis, you can use our Montgomery County property tax estimator tool to estimate your yearly property tax. Our property tax estimates are based on the median property tax levied on similar houses in the Montgomery County area.

Property taxes are managed on a county level by the local tax assessor's office. If you need to find out the exact amount of your property tax bill or find other specific information, you can contact theMontgomery County Tax Assessor Montgomery County Pennsylvania Property Taxes (5).

Disclaimer: Please note that we can only estimate your Montgomery County property tax based on average property taxes in your area. Every locality uses a unique property tax assessment method. Your actual property tax burden will depend on the details and features of each individual property.

Montgomery County Property Tax Appeal

Montgomery County calculates the property tax due based on the fair market value of the home or property in question, as determined by the Montgomery County Property Tax Assessor. Each property is individually t each year, and any improvements or additions made to your property may increase its appraised value.

As a property owner, you have the right to appeal the property tax amount you are charged and request a reassessment if you believe that the value determined by the Montgomery County Tax Assessor's office is incorrect. To appeal the Montgomery County property tax, you must contact the Montgomery County Tax Assessor's Office.

Are You Paying Too Much Property Tax?

Statistics show that about 25% of homes in America are unfairly overassessed, and pay an average of $1,346 too much in property taxes every year.

We can check your property's current assessment against similar properties in Montgomery County and tell you if you've been overassessed. If you have been overassessed, we can help you submit a tax appeal.

(Video) How To Appeal Your Property Taxes (Montgomery County PA)

You will be provided with a property tax appeal form, on which you will provide the tax assessor's current appraisal of your property as well as your proposed appraisal and a description of why you believe your appraisal is more accurate.

Previous appraisals, expert opinions, and appraisals for similar properties may be attached to the appeal as supporting documentation. If your appeal is successful, your property will be reassessed at a lower valuation and your Montgomery County property taxes will be lowered accordingly.

If your appeal is denied, you still have the option to re-appeal the decision. If no further administrative appeals can be made, you can appeal your Montgomery County tax assessment in court.

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Montgomery County Property Tax Assessor

The Montgomery County Tax Assessor is responsible for assessing the fair market value of properties within Montgomery County and determining the property tax rate that will apply. The Tax Assessor's office can also provide property tax history or property tax records for a property. These property tax records are excellent sources of information when buying a new property or appealing a recent appraisal.

Most county assessors' offices are located in or near the county courthouse or the local county administration building. You can look up the Montgomery County Assessor's contact information here Montgomery County Pennsylvania Property Taxes (6) (opens in external website).

What is the Montgomery County Property Tax?

Proceeds from the Montgomery County Personal Property Tax are used locally to fund school districts, public transport, infrastructure, and other municipal government projects. Property tax income is almost always used for local projects and services, and does not go to the federal or state budget.

Unlike other taxes which are restricted to an individual, the Montgomery County Property Tax is levied directly on the property. Unpaid property tax can lead to a property tax lien, which remains attached to the property's title and is the responsibility of the current owner of the property. Tax liens are not affected by transferring or selling the property, or even filing for bankruptcy. Property tax delinquency can result in additional fees and interest, which are also attached to the property title.


In cases of extreme property tax delinquency, the Montgomery County Tax Board may seize the delinquent property and offer it for sale at a public tax foreclosure auction, often at a price well under market value. Proceeds of the sale first go to pay the property's tax lien, and additional proceeds may be remitted to the original owner.

Montgomery County Homestead Exemption

For properties considered the primary residence of the taxpayer, a homestead exemption may exist. The Montgomery County Homestead Exemption can reduce the appraised valuation of a primary residence before calculating the property tax owed, resulting in a lower annual property tax rate for owner-occupied homes.

Getting a Homestead Exemption may also help protect your home from being repossessed in the case of a property tax lien due to unpaid Montgomery County property taxes or other types of other debt.

In most counties, you must specifically submit a homestead exemption application to your county tax assessor in order to enjoy the tax reduction and other benefits available. To get a copy of the Montgomery County Homestead Exemption Application, call the Montgomery County Assessor's Office and ask for details on the homestead exemption program. You can also ask about other exemptions that may exist for veterans, seniors, low-income families, or property used for certain purposes such as farmland or open space.

Montgomery County Property Tax Deduction

You can usually deduct 100% of your Montgomery County property taxes from your taxable income on your Federal Income Tax Return as an itemized deduction. Pennsylvania may also let you deduct some or all of your Montgomery County property taxes on your Pennsylvania income tax return.

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Learn More:Pennsylvania Income Tax |Pennsylvania Sales Tax |Pennsylvania Property Tax |Pennsylvania Corporate Tax

(Video) The BEST Places To Live In Pennsylvania (Montgomery County List)


How does Montgomery County assess property taxes? ›

Real property tax is calculated by multiplying the tax rate (per $100) by the property's assessed value (obtained from State Department of Assessments and Taxation (SDAT)). The tax rate is set each year by the County Council. The tax rate schedule is available on the web.

Does PA have a senior discount on property taxes? ›

The Property Tax/Rent Rebate program benefits eligible Pennsylvanians age 65 and older; widows and widowers age 50 and older; and people with disabilities age 18 and older. The income limit is $35,000 a year for homeowners and $15,000 annually for renters.

What are the property taxes in Montgomery County PA? ›

Pennsylvania Property Tax Rates
CountyMedian Home ValueAverage Effective Property Tax Rate
Montgomery County$305,8001.56%
Montour County$181,5001.06%
Northampton County$214,2001.99%
Northumberland County$115,2001.24%
63 more rows

What county in PA has the highest property taxes? ›

Monroe County, which includes Stroudsburg and the Poconos, has the highest average tax rates in the state, with millage rates ranging from 164.29 to 229.15.

How often are properties assessed in Montgomery County PA? ›

Each property is assessed every three years by the State Department of Assessments and Taxation (SDAT) and certified to the County for tax billing purposes.

When you buy a house are the taxes reassessed? ›

Property taxes are not affected by the sale of a home. Property assessments change when there are town-wide reassessments. This is when every property's worth is re-evaluated. Your house may go up in value, down in value, or just stay the same.

Is Pennsylvania Getting rid of property taxes? ›

Pennsylvania will continue its broad-based property tax relief in 2022-23 based on Special Session Act 1 of 2006. The Commonwealth's Budget Secretary certified that $778,300,000 in state-funded local tax relief will be available in 2022-23.

Who is exempt from paying property taxes in Pennsylvania? ›

The program provides real estate tax exemption for any honorably discharged veteran who is 100% disabled, a resident of the Commonwealth and has a financial need.

How can I lower my property taxes in PA? ›

Property tax reduction will be through a “homestead or farmstead exclusion.” Generally, most owner occupied homes and farms are eligible for property tax reduction. Only a primary residence is eligible for property tax relief.

Did property taxes go up in Montgomery County? ›

For about one-third of Montgomery County, property values are increasing an average of about 11% in 2022, according to new state assessment figures. The assessment gains are slightly more for residential (11.3%) than commercial (10.1%).

Which PA counties have lowest property taxes? ›

Greene County had the lowest in the country at 0.04%, while Blair County's was third at 0.09%. Susquehanna County boasted a tax rate of just 0.13% in 2021, making it the fifth lowest.

How much is homestead exemption in Montgomery County PA? ›

Owner Occupied Residences are eligible to exclude a portion of the assessed value of their property from the calculation of the Montgomery Township Real Estate Tax. Currently, this exclusion is $30,000.

What is the cheapest place to live in Pennsylvania? ›

10 Most Affordable Places to Live in Pennsylvania
  • Republic. With only 1,000 residents, Republic has one of the lowest populations and cost of living in Pennsylvania. ...
  • Oil City. Oil City sits less than an hour from Cleveland, with a population of 10,000. ...
  • Pottsville. ...
  • Greenville. ...
  • Vandergrift. ...
  • West Mifflin. ...
  • Warren. ...
  • New Brighton.
29 Oct 2020

What is the average property tax in PA? ›

Overall, Pennsylvania has property tax rate that exceeds the national average. The average effective property tax rate in Pennsylvania is 1.58%, compared to the national average of 1.08%.

Which states have lowest property taxes? ›

Hawaii has the lowest effective property tax rate at 0.31%, while New Jersey has the highest at 2.13%.

How is assessed value determined in PA? ›

The amount of your property taxes are determined by: the taxable value of your home (determined by a county assessor), and. the applicable tax rate (the percentage of taxable value that local tax authorities use to compute property tax).

What is the assessment ratio in Montgomery County PA? ›

To keep new assessments in line with old ones, the PA Department of Revenue sets a Common Level Ratio factor for each county every July. For example, Montgomery County has a 2021-2022 common level ratio factor of 2.24, meaning market value should equal 2.24 times the assessment.

How often does Montgomery County reassess property taxes? ›

As required by the Code of Virginia, Montgomery County is required to reassess all real property at least every four years at fair market value. Property taxes are calculated using the assessed value and the tax rate.

Why are my taxes higher than my neighbors? ›

Why are my taxes higher than my neighbors? Taxes are typically based on the purchase price. If you bought your house at a greater price than your neighbors, you can expect to have a greater tax bill.

How can I reduce my tax bill? ›

12 Tips to Cut Your Tax Bill This Year
  1. Tweak your W-4. ...
  2. Stash money in your 401(k) ...
  3. Contribute to an IRA. ...
  4. Save for college. ...
  5. Fund your FSA. ...
  6. Subsidize your dependent care FSA. ...
  7. Rock your HSA. ...
  8. See if you're eligible for the earned income tax credit (EITC)

How do taxes change when you buy a house? ›

The main tax benefit of owning a house is that the imputed rental income homeowners receive is not taxed. Although that income is not taxed, homeowners still may deduct mortgage interest and property tax payments, as well as certain other expenses from their federal taxable income if they itemize their deductions.

Why are taxes so high in PA? ›

HARRISBURG — Pennsylvanians pay inflated taxes because the state's public corruption rate is among the highest in the nation, says a scholarly study based on data from the Justice Department.

What retirement income is not taxable in PA? ›

Retirement income is not taxable: Payments from retirement accounts like 401(k)s and IRAs are tax exempt. PA also does not tax income from pensions for residents aged 60 and over. Social Security income is not taxable: Just like with a pension, in Pennsylvania, Social Security is tax exempt.

Are taxes high in Pennsylvania? ›

Pennsylvania Tax Rates, Collections, and Burdens

Pennsylvania has a 6.00 percent state sales tax rate, a max local sales tax rate of 2.00 percent, and an average combined state and local sales tax rate of 6.34 percent. Pennsylvania's tax system ranks 29th overall on our 2022 State Business Tax Climate Index.

What taxes do retirees pay in Pennsylvania? ›

Pennsylvania Retirement Taxes

The state fully exempts all income from Social Security and retirement accounts. It also exempts pension income for seniors 60 and older. While property tax rates are fairly high here, the average total sales tax rate is just 6.34%.

What is the income limit for homestead credit in PA? ›

The income limit is $35,000 a year for homeowners and $15,000 annually for renters, and half of Social Security income is excluded. Spouses, personal representatives or estates may also file rebate claims on behalf of claimants who lived at least one day in 2021 and meet all other eligibility criteria.

Who qualifies for homestead exemption in Pennsylvania? ›

If you own your primary residence, you are eligible for the Homestead Exemption on your Real Estate Tax. The Homestead Exemption reduces the taxable portion of your property's assessed value. With this exemption, the property's assessed value is reduced by $80,000.

How much is the PA property tax rebate? ›

Deadline to apply for Property Tax/Rent Rebate extended to Dec. 31, 2022. Pennsylvania homeowners and renters may qualify for the state Property Tax/Rent Rebate Program, which can provide $650-$975.

Is Pennsylvania a good state to retire in? ›

Yes, Pennsylvania offers many advantages to retirees making it the absolute best state to retire in. At almost 45 thousand square miles, Pennsylvania is one of the largest states in the country.

Do veterans pay property taxes in PA? ›

Pennsylvania Disabled Veterans' Real Estate Tax Exemption: Pennsylvania provides a real estate tax exemption for honorably discharged, resident Veterans who are 100% disabled, and have a financial need.

What is Montgomery County tax rate? ›

What is the sales tax rate in Montgomery County? The minimum combined 2022 sales tax rate for Montgomery County, Maryland is 7.63%. This is the total of state and county sales tax rates.

How is millage rate calculated in PA? ›

The formula to calculate real property tax is: Assessment x millage = tax (face amount). For example: The County millage is the same for all municipalities, therefore the County Tax for a property with an assessed value of $100,000 and a rate of 4.551 mills would be calculated as follows: 100,000 X .

At what age do you stop paying property taxes in Maryland? ›

Be at least 65 years of age. Use the home as their Principal Residence. Qualify for either the State Homeowners' Tax Credit or the County Supplement.

Are school taxes included in property taxes in PA? ›

School taxes are one form of property taxes. Schools are currently funded by the federal government, state government and local school district residents and businesses.

Do you pay school taxes if you rent in PA? ›

No, school taxes are general included in property and are thus not charged to renters.

What happens if you don't pay school taxes in PA? ›

If you're delinquent on your Pennsylvania property taxes, you could lose your home through a tax sale. People who own real property have to pay property taxes. The government uses the money that these taxes generate to pay for schools, public services, libraries, roads, parks, and the like.

What is Montgomery property tax credit? ›

Homestead Property Tax Credit

The State of Maryland, Montgomery County, and municipalities in Montgomery County (with the exception of the Town of Kensington which elected 5% effective LY 2006) use a 10% homestead credit which results in any annual assessment growth in excess of 10% to become a credit.

What is the CLR in Montgomery County PA? ›

Any documents dated July 1, 2019 and beyond must use the new Common Level Ratio for Montgomery County: 2.13.

What is a homestead property? ›

A homestead can be defined as the house and adjoining land where the owner primarily resides. Legally, what constitutes as a homestead varies state by state. Properties that qualify as homesteads may also benefit from homestead exemptions, which can offer homeowners certain financial and legal protections.

What is the safest city to live in Pennsylvania? ›

Munhall is Pennsylvania's safest city, garnering a 0.71 Safety Index score on the strength of an extremely low violent crime rate of 0.54 per 1,000 and a property crime rate a quarter of the national average. With a Safety Index score of 0.7, Willistown Township is close behind.

What county in PA is cheapest to live? ›

Pennsylvania counties with the lowest cost of living
  • Lawrence County.
  • Mercer County. Population: 114,598.
  • Washington County. Population: 208,269.
  • Potter County. Population: 17,239.
  • Crawford County. Population: 87,027.
  • Bradford County. Population: 61,808.
  • Sullivan County. Population: 6,302.
  • Westmoreland County. Population: 359,377.
9 Oct 2018

What county in PA has the highest property taxes? ›

Monroe County, which includes Stroudsburg and the Poconos, has the highest average tax rates in the state, with millage rates ranging from 164.29 to 229.15.

What is the property tax rate in Montgomery County PA? ›

Pennsylvania Property Tax Rates
CountyMedian Home ValueAverage Effective Property Tax Rate
Montgomery County$305,8001.56%
Montour County$181,5001.06%
Northampton County$214,2001.99%
Northumberland County$115,2001.24%
63 more rows

What town in PA has the lowest property taxes? ›

BROOKVILLE — Forest County ranks as the Pennsylvania county with the lowest tax burdens on its residents.

Which state has no property tax in USA? ›

Unfortunately, there are no states without a property tax. Property taxes remain a significant contributor to overall state income. Tax funds are used to operate and maintain essential government services like law enforcement, infrastructure, education, transportation, parks, water and sewer service improvements.

Is there anywhere in the U.S. with no property tax? ›

States with no property tax

Unfortunately, there's no such thing as a state with no property tax. That's because property taxes are used to fund essential government services such as schools, fire and police departments, water districts, and libraries.

What state has no income tax? ›

Only eight states have no personal income tax:
  • Wyoming.
  • Washington.
  • Texas.
  • Tennessee.
  • South Dakota.
  • Nevada.
  • Florida.
  • Alaska.
7 Sept 2022

What is the property tax rate in Montgomery County Maryland? ›

Montgomery County, Maryland is one of the wealthiest counties in the country. It has an average effective property tax rate of 0.94%, and a median annual property tax payment of $4,498.

What is Montgomery County tax rate? ›

What is the sales tax rate in Montgomery County? The minimum combined 2022 sales tax rate for Montgomery County, Maryland is 7.63%. This is the total of state and county sales tax rates.

What is the property tax rate in Montgomery County Texas? ›

In Montgomery County, Texas, the property tax rate is 1.99% of the home's assessed value. For an average home in the area, that's about $3,123.

Does Montgomery County MD have personal property tax? ›

A personal property tax bill is issued after the return is reviewed by the State of Maryland. The tax is paid through the Montgomery County Department of Finance.

Do seniors get a property tax break in Maryland? ›

The Senior Tax Credit is available to homeowners at least 65 for whom the property is their principal residence (see the HOTC page for details); Interested homeowners must submit the Homeowners Tax Credit Application to the Maryland State Department of Assessments and Taxation (SDAT).

Does Montgomery County charge income tax? ›

The local income tax is calculated as a percentage of your taxable income. Local officials set the rates, which range between 2.25% and 3.20% for the current tax year.
Maryland Income Tax Rates and Brackets.
Local Tax Area20212022
Kent County.0320.0320
Montgomery County.0320.0320
Prince George's County.0320.0320
23 more rows

How is millage rate calculated in PA? ›

The formula to calculate real property tax is: Assessment x millage = tax (face amount). For example: The County millage is the same for all municipalities, therefore the County Tax for a property with an assessed value of $100,000 and a rate of 4.551 mills would be calculated as follows: 100,000 X .

Why are my taxes so high? ›

If you are getting a big check back from the IRS on a regular basis, you are overpaying. Common reasons your withholdings might change are marriage, additions to the family, or job loss/gain. The ideal tax refund is exactly zero. This way, you haven't loaned money out to the IRS, interest free.

What is the highest tax bracket? ›

The top marginal income tax rate of 37 percent will hit taxpayers with taxable income above $539,900 for single filers and above $647,850 for married couples filing jointly.

What state has the highest property tax? ›

1. New Jersey. New Jersey holds the unenviable distinction of having the highest property taxes in America yet again-it's a title that the Garden State has gotten used to defending. The tax rate there is an astronomical 2.21%, the highest in the country, and its average home value is painfully high as well.

At what age do you stop paying property taxes in Texas? ›

Property Tax and Appraisals

The Texas Tax Code, Section 33.06, allows taxpayers 65 years of age or older to defer their property taxes until their estates are settled after death.

How do I pay property taxes in Montgomery County? ›

View & Pay Your Montgomery County Real Estate Property Tax
  1. Online. Input your information in the fields above. Pay by: Electronic Check (No fee) Credit/Debit Card (2.3% fee)
  2. Phone. Call: 240-777-8898. Pay by: Electronic Check (No fee) ...
  3. In-person. Go to: 27 Courthouse Square, Suite 200. Rockville, MD 20850. ...
  4. Mail.

Can you pay real property tax online? ›

Paying real property tax can be done online and in person by visiting the City Treasurer's Office or through your municipality's partner merchants.

What is Maryland property tax rate? ›

Overview of Maryland Taxes

Maryland's average effective property tax rate of 1.06% is just below the national average, which is 1.07%. However, because Maryland generally has high property values, Maryland homeowners pay more in annual property taxes than homeowners in most other states.

Does Maryland have a personal property tax on vehicles? ›

Maryland does not have any personal property tax on personal vehicles; however, Maryland State imposes business personal property tax.


1. 5 Best Places to Live in Montgomery County PA
(Living in Philadelphia)
2. Montgomery County Property Tax Bills to Increase
(Robert Dyer)
3. What Is It Like To Live In Montgomery County Pennsylvania || Living in Philadelphia || Gregory
(Living in Philadelphia)
4. Secret Tax Exemption Montgomery County Wants Hidden
(Montgomery County r3VOLution)
5. Pennsylvania's Property Tax Problem
(Andrew Laddusaw)
6. Property Taxes in Pennsylvania -- Common Level Ratio
(Lisa Armellino)

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