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Updated 2025 Tax Year

Montgomery County
Property Tax Guide

Everything you need to know about property taxes in Montgomery County, NY. 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
1.8% to 2.5% of assessed value (varies by district combination)
Exemptions
6+ Available
Section 1

How Property Tax Works

Montgomery County, New York operates on a property tax system that funds essential local services including schools, county operations, town services, and various special districts. Property taxes are the primary revenue source for local government operations, with the county serving as the collection agent for multiple taxing jurisdictions. The effective tax rate in Montgomery County typically ranges from approximately 1.8% to 2.5% of assessed value, though this varies significantly based on your specific location within the county.

Property tax rates vary considerably across Montgomery County due to different combinations of school districts, towns, villages, and special taxing districts. Each property owner pays taxes to multiple entities - typically including county taxes, town taxes, school district taxes, and potentially village or special district taxes depending on location. The county's Real Property Tax Service Agency coordinates assessment and collection activities, with bills typically mailed by December 31st for the following tax year.

Section 2

What Makes Up Your Tax Bill

ComponentRate Range (per $1,000)Description
County Tax$3.50-$4.20General county operations, services
School Tax$18.00-$24.00Local school district funding
Town Tax$1.50-$3.80Town services and operations
Village Tax$2.00-$6.50Village services (where applicable)
Special Districts$0.50-$2.00Fire, water, sewer, lighting districts

Rates shown are for FY 2025-2026 levy year and represent typical ranges across Montgomery County. Actual rates vary by specific location and taxing district combinations. Village tax rates shown are examples from municipalities like Fultonville, Fort Plain, Fonda, and Nelliston. Consult the county's "Town and County Tax Rates for 2025" document for precise rates applicable to your property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Montgomery 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 Montgomery County are additional tax assessments that occur when there are changes to property ownership, value, or use during the tax year. The most common triggers include new construction completion, property improvements that increase assessed value, or corrections to assessment errors discovered after the initial tax roll is finalized.

When a supplemental assessment is issued, the additional tax is calculated by applying the current year's tax rate to the increase in assessed value, prorated for the portion of the tax year remaining. For example, if a $50,000 home addition is completed and assessed in January, and the total tax rate is $25 per $1,000 of assessed value, the supplemental tax would be approximately $1,250 ($50,000 ÷ 1,000 × $25) for the full year, or less if completed later in the tax year.

Example Calculation

$300,000 Home (Town of Amsterdam)

  • Assessed Value: $300,000
  • Less: STAR Basic Credit: -$2,000 tax savings
  • Total Tax Rate: $22.50 per $1,000
  • Annual Tax: $6,750
  • After STAR Credit: $4,750
  • Monthly (if escrowed): $396

$600,000 Home (Town of Glen)

  • Assessed Value: $600,000
  • Less: STAR Enhanced Credit: -$3,500 tax savings (seniors only)
  • Total Tax Rate: $24.80 per $1,000
  • Annual Tax: $14,880
  • After STAR Credit: $11,380
  • Monthly (if escrowed): $948

$1,000,000 Home (Village of Fonda)

  • Assessed Value: $1,000,000
  • Less: Veterans Credit: -$1,200 tax savings (if qualified)
  • Total Tax Rate: $28.50 per $1,000
  • Annual Tax: $28,500
  • After Veterans Credit: $27,300
  • Monthly (if escrowed): $2,275

All tax credits shown require annual application and eligibility verification. STAR Enhanced requires income limits and age 65+.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Montgomery County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects monthly payments equal to approximately 1/12 of your annual property tax bill plus insurance premiums. The escrow account pays your property taxes when they become due on February 2nd each year.

Lenders typically conduct annual escrow analyses to ensure adequate funds are collected. If property taxes increase, your monthly escrow payment may increase accordingly. You should receive an annual escrow statement showing all deposits and payments. If you pay your own taxes, remember that Montgomery County mails tax bills by December 31st, with payment due by February 2nd to avoid penalties. A 2% penalty applies to payments made between March 1st and March 31st.

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Section 6

Frequently Asked Questions

Q: When are Montgomery County property taxes due for FY 2025-2026? A: Tax bills are mailed by December 31st and are due February 2nd without penalty. A 2% penalty applies to payments made March 1st-31st.

Q: What tax credits are available and do they require applications? A: STAR Basic/Enhanced credits provide school tax relief (application required), Veterans credits for qualifying military service (application required), and Senior Citizens credits for qualifying residents 65+ (application required). All credits require annual verification of eligibility.

Q: How does the STAR Homestead credit work? A: STAR provides direct reduction in school taxes, not assessed value. Basic STAR is available to all homeowners, Enhanced STAR for seniors 65+ with income limits. You must file annually to maintain eligibility.

Q: How often are properties reassessed in Montgomery County? A: Assessment schedules vary by municipality within Montgomery County. Contact your local assessor's office for specific reassessment cycles and current assessment ratios.

Q: What are the penalties for late payment? A: A 2% penalty applies to payments made March 1st-31st. After March 31st, unpaid taxes are turned over to the county for collection with additional penalties and interest.

Q: Can I pay my property taxes online? A: Contact Montgomery County's Real Property Tax Service Agency to verify current online payment options, as services may vary by municipality within the county.

Q: Why do tax rates vary across Montgomery County? A: Each property pays taxes to multiple entities (county, town, school district, village, special districts). Different combinations of these taxing jurisdictions result in varying total tax rates depending on your property's location.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with your local Board of Assessment Review during their annual grievance period, typically May-June. Contact your town assessor's office for specific deadlines and procedures.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Montgomery County, NYmontgomerycountyny.gov
02
County
MONTGOMERY COUNTY 2025 TOWN AND ...montgomerycountyny.gov
03
Tax Doc
School Tax with library rate broken out 2024-2025 School Tax ...montgomerycountyny.gov
04
Town of Montgomery Tara Stickles, Town Clerkmontgomery.newwindsor-ny.gov
05
Tax Doc
Property tax calendar - Department of Taxation and Financetax.ny.gov
06
Tax Doc
Receiver of Taxesmontgomery.newwindsor-ny.gov
07
State
Exemptions From Real Property Taxation in New York Statetax.ny.gov
08
State
Exemptions from Real Property Taxation in New York Statetax.ny.gov
09
Local Lawsmontgomerycountyny.gov
10
Bill Search and Legislative Informationassembly.state.ny.us
All sources verified as of 2025 Tax Year

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