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Updated 2025 Tax Year

Somerset County
Property Tax Guide

Everything you need to know about property taxes in Somerset County, MD. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
$3.50 per $100 of assessed value ($1.00 county + $2.50 additional), varies by district due to special taxing areas
Exemptions
5+ Available
Section 1

How Property Tax Works

Somerset County, Maryland operates under a property tax system that funds essential local services including public schools, emergency services, infrastructure maintenance, and county operations. The county assesses real property at 100% of its full cash value and applies a tax rate of $3.50 per $100 of assessed value for the fiscal year ending June 30, 2025 (consisting of $1.00 per $100 for general county operations plus $2.50 per $100 for additional assessments).

Property owners should note that actual tax rates may vary by location within Somerset County due to special taxing districts, municipal taxes, and local improvement assessments. The effective tax rate in Somerset County is generally higher than Maryland's statewide average of approximately 1%, making it important for property owners to understand available tax credits and payment options to manage their tax obligations effectively.

Section 2

What Makes Up Your Tax Bill

ComponentRate per $100Description
County General Fund$1.00Basic county services, administration, public safety
Additional Assessment$2.50Schools, debt service, special projects
Total Base Rate$3.50Combined rate for FY 2024-2025

Note: These rates apply to the fiscal year ending June 30, 2025. Additional charges may apply in certain areas of Somerset County due to special taxing districts, municipal taxes, or local improvement assessments. Property owners should verify their specific tax rate with the Somerset County tax assessor, as rates can vary by location within the county.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Somerset County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental property taxes in Somerset County are triggered by changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. When these events occur, the county calculates the difference between the old and new assessed values and applies the current tax rate to determine the additional tax owed.

For example, if you purchase a home in Somerset County that was previously assessed at $200,000 but now has a market value of $350,000, a supplemental tax bill would be issued for the difference ($150,000 × $3.50 per $100 = $5,250 additional annual tax, prorated from the date of ownership change). Supplemental taxes are typically due within 60 days of the bill date and are separate from the regular property tax payment schedule.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Homeowners' Tax Credit (if qualified): -$2,500
  • Net Taxable Value: $297,500
  • Annual Tax: $297,500 × 3.50% = $10,412
  • Monthly (if escrowed): $868

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Homeowners' Tax Credit (if qualified): -$2,500
  • Net Taxable Value: $597,500
  • Annual Tax: $597,500 × 3.50% = $20,912
  • Monthly (if escrowed): $1,743

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Homeowners' Tax Credit (if qualified): -$2,500
  • Net Taxable Value: $997,500
  • Annual Tax: $997,500 × 3.50% = $34,912
  • Monthly (if escrowed): $2,909

Note: Tax credits shown require separate application and approval. Actual credits may vary based on income and other eligibility requirements.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Somerset County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender collects 1/12 of your estimated annual property tax bill each month along with your mortgage payment, then pays your property taxes directly to the county when due. Given Somerset County's payment schedule with installments due June 13 and December 31, lenders typically maintain escrow balances sufficient to cover both payments.

Property owners should verify their escrow account annually, as tax increases or assessment changes can create shortfalls requiring additional monthly payments or lump-sum deposits. You have the right to request an escrow analysis from your lender and can pay property taxes directly if you meet certain loan-to-value requirements and have a history of timely payments.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are Somerset County property taxes due for FY 2025? A: Property taxes are due in two installments: June 13, 2024, and December 31, 2024, for the fiscal year ending June 30, 2025.

Q: What tax credits are available to Somerset County homeowners? A: The Maryland Homeowners' Tax Credit Program is available to qualified residents and requires a separate application. This credit reduces your tax bill (not your assessed value) and must be applied for through the Maryland Department of Assessments and Taxation website.

Q: How does the Homestead Tax Credit work? A: The Homestead Tax Credit limits assessment increases to 10% per year on owner-occupied residential property. This caps how much your assessed value can increase annually, but requires filing an application with the county assessor. It does not reduce your current market value.

Q: What is the Homeowner Protection Program? A: This program assists limited-income homeowners who are behind on property taxes, potentially keeping homes out of tax sale for at least three years. It's administered by the State Tax Sale Ombudsman at the Maryland Department of Assessments and Taxation.

Q: How often are properties reassessed in Somerset County? A: Maryland requires property reassessments every three years, though Somerset County may conduct interim assessments for properties with significant changes or improvements.

Q: What are the penalties for late property tax payments? A: Late payments typically incur interest charges and penalties. Contact the Somerset County tax collector for specific penalty rates and collection procedures.

Q: Can I pay my property taxes online? A: Check the Somerset County government website for available online payment options, as many Maryland counties offer electronic payment systems for property taxes.

Q: How do I appeal my property assessment? A: Property assessment appeals must be filed with the Somerset County Board of Appeals within the designated appeal period, typically within 60 days of receiving your assessment notice. Contact the county assessor's office for specific forms and deadlines.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
Commissioners for Somerset Countysomersetmd.us
02
Tax Doc
2024-2025 TAX RATES & HOMESTEAD CREDIT CAPSdat.maryland.gov
03
Tax Doc
Local Real Property Tax Rates in Marylanddls.maryland.gov
04
Tax Doc
Tax Sale Scheduledat.maryland.gov
05
Tax Doc
Question and Answers on Semiannual Property Tax Paymentdat.maryland.gov
06
County
SOMERSETCOUNTY,MARYLANDdlslibrary.state.md.us
07
Tax Doc
Finance - Tax Collectionssomersetmd.us
08
Bay Restoration Fee Hardship Exemption Applicationsomersetmd.us
09
Tax Doc
APPLICATION FOR HOMESTEAD TAX CREDIT ELIGIBILITYdat.maryland.gov
10
County
Somerset County FY26 Budgetsomersetmd.us
All sources verified as of 2025 Tax Year

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