HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Montgomery County
Property Tax Guide

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

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
Average effective rate 1.87% (second-highest in Ohio), varies significantly by city, township, and school district
Exemptions
5+ Available
Section 1

How Property Tax Works

Montgomery County operates under Ohio's property tax system, where taxes fund essential local services including schools, municipal services, fire protection, and county operations. The county has an average effective property tax rate of approximately 1.87% for the 2025 levy year, making it the second-highest rate in Ohio. This rate reflects the county's investment in quality public services and highly-rated school districts.

Property tax rates vary significantly by location within Montgomery County due to special taxing districts, municipal levies, and school district boundaries. Your actual tax rate depends on which city, township, school district, and special assessment districts your property falls within. The county auditor assesses all real property at 35% of its true market value, and taxes are collected to fund various local government entities and services.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate RateDescription
County General0.20-0.30%Basic county services, courts, sheriff
School Districts0.80-1.20%Local school operations and facilities
Municipal/Township0.15-0.35%City/township services, police, fire
Special Assessments0.10-0.25%Library districts, transit, parks
Total Effective Rate1.60-2.10%Combined rate (varies by location)

Rates shown are for FY 2025-2026 levy year and represent typical ranges across Montgomery County. Your exact rate depends on your specific taxing districts. Some areas may have additional special assessments for infrastructure improvements, community development districts, or voter-approved bonds that can increase the total rate.

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 taxes in Montgomery County are additional property tax bills issued when there are mid-year changes to property ownership, value, or classification. The most common triggers include new construction completion, property improvements that increase assessed value, changes in exemption status, or corrections to the original assessment.

When supplemental taxes are levied, they are calculated based on the difference between the old and new assessed values, prorated for the portion of the tax year remaining. For example, if you complete a $100,000 home addition in July, you would receive a supplemental bill for the increased assessed value ($35,000 at 35% assessment ratio) multiplied by your local tax rate, prorated for the remaining months of the tax year.

Example Calculation

$300,000 Home Value

  • Market Value: $300,000
  • Assessed Value (35%): $105,000
  • Less: Homestead Credit (if qualified): $25,000 reduction cap on increases
  • Net Taxable Value: ~$105,000
  • Annual Tax (1.87% rate): $1,964
  • Monthly Payment: $164

$600,000 Home Value

  • Market Value: $600,000
  • Assessed Value (35%): $210,000
  • Less: Homestead Credit (if qualified): $25,000 reduction cap on increases
  • Net Taxable Value: ~$210,000
  • Annual Tax (1.87% rate): $3,927
  • Monthly Payment: $327

$1,000,000 Home Value

  • Market Value: $1,000,000
  • Assessed Value (35%): $350,000
  • Less: Homestead Credit (if qualified): $25,000 reduction cap on increases
  • Net Taxable Value: ~$350,000
  • Annual Tax (1.87% rate): $6,545
  • Monthly Payment: $545

Note: Homestead credits require annual application and limit assessment increases rather than reducing market value. Actual rates vary by specific taxing districts.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Montgomery County require property tax escrow accounts for loans exceeding 80% loan-to-value ratio. Your lender collects monthly tax payments along with your mortgage payment, typically 1/12 of your annual tax bill. The lender pays your property taxes directly to Montgomery County when due, usually in two semi-annual installments.

Lenders must provide annual escrow analysis statements showing projected tax payments and any account shortages or surpluses. If your property taxes increase due to reassessment or new levies, your monthly escrow payment will adjust accordingly. You can verify your tax information independently through the Montgomery County Auditor's website and should review your escrow statements to ensure accuracy. Property owners remain responsible for ensuring taxes are paid on time, even when using escrow services.

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 Montgomery County property taxes due for FY 2025-2026? A: Property taxes are typically due in two installments - the first half by February 28th and second half by July 31st of each year. Check your tax bill for exact due dates as they may vary slightly.

Q: What tax credits are available and do I need to apply? A: The Homestead Exemption is available for qualifying seniors (65+), disabled persons, and surviving spouses. This credit caps assessment increases and REQUIRES annual application (Form DTE 105A) filed with the County Auditor. Applications are typically due by December 31st.

Q: How does the Homestead credit work? A: The Homestead credit doesn't reduce your home's market value - instead, it limits annual assessment increases to help protect qualifying homeowners from rapid tax increases. You must apply annually and meet income and residency requirements.

Q: How often are properties reassessed in Montgomery County? A: Ohio requires counties to conduct property reappraisals every six years, with updates every three years. Montgomery County follows this schedule, with the most recent countywide reappraisal affecting tax year 2024.

Q: How do I appeal my property assessment? A: File a complaint with the Montgomery County Board of Revision by March 31st following the tax lien date (typically March 31st annually). You can file online or submit Form DTE 25A with supporting documentation.

Q: What are the penalties for late property tax payments? A: Late payments incur penalties and interest charges. First-half payments made after February 28th and second-half payments after July 31st are subject to penalties of approximately 10% plus monthly interest charges.

Q: Can I pay my property taxes online? A: Yes, Montgomery County offers online payment options through the County Treasurer's website. You can pay by electronic check or credit card, though credit card payments may include convenience fees.

Q: Why do property tax rates vary within Montgomery County? A: Your total tax rate combines levies from multiple entities: county, school district, municipality/township, and special districts (library, parks, etc.). Different combinations of these taxing authorities create varying total rates across the county.

Verified Sources

Backed by 10 Official Government Sources

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

01
Tax Doc
Understanding Property Tax | Centerville, OHcentervilleohio.gov
02
a resolution accepting the amounts and rates as determinedclayton.oh.us
03
Tax Doc
Tax Officemontgomeryohio.gov
04
Montgomery, Ohio: Welcomemontgomeryohio.gov
05
Tax Doc
Due Dates - Ohio Department of Taxationtax.ohio.gov
06
Tax Doc
Real Property Tax - Homestead Means Testingtax.ohio.gov
07
Homestead Exemption Application for Senior Citizens, ...tax.ohio.gov
08
County
City of Clayton Montgomery County, Ohioohioauditor.gov
09
Tax Doc
Guidelines for Filing Ohio Personal Property Tax Returnsdam.assets.ohio.gov
10
Montgomery's Financial Healthmontgomeryohio.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate