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Updated 2025 Tax Year

Montgomery County
Property Tax Guide

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

7 Official Sources
8 min read
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Quick Facts
Tax Rate
~1%
Exemptions
1+ Available
Section 1

How Property Tax Works

Montgomery County, Pennsylvania operates on a millage-based property tax system where taxes are calculated using mill rates applied to assessed property values. One mill equals $1 in tax for every $1,000 of assessed value. The county's property tax system funds essential services including county administration, judicial operations, corrections, health and human services, public safety, and debt service. For 2025, Montgomery County has set its real estate tax millage rate at 5.642 mills for the county portion, plus an additional 0.39 mills for the community college tax.

Property owners in Montgomery County pay multiple tax bills throughout the year, as taxes are levied by different jurisdictions including the county, school districts, and municipalities. The total effective tax rate typically ranges from 1.5% to 2.5% of assessed value depending on your specific location within the county. The county's Assessment Office maintains property valuations and handles assessment appeals, while the Treasurer's Office manages tax collection and payment processing. Pennsylvania does not impose assessment caps, meaning property values can increase without limitation during reassessment periods.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County Real Estate Tax5.642Funds county operations, judicial system, corrections, health services, public safety, and debt service
Community College Tax0.39Supports Montgomery County Community College operations
School District TaxVaries by districtLocal school district millage (typically 15-25 mills depending on district)
Municipal TaxVaries by municipalityCity, borough, or township tax for local services
Total County Portion6.032Combined county and community college millage

Note: School district and municipal rates vary significantly by location within Montgomery County. Contact your local school district and municipality for their specific millage rates.

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 bills issued when there are changes to a property's assessed value or ownership during the tax year. Common triggers include new construction, major renovations, property improvements, ownership transfers, or corrections to the original assessment. When a supplemental assessment occurs, the county calculates the difference between the old and new assessed values, then applies the current tax rate to determine the additional tax owed.

For example, if you complete a $100,000 home addition mid-year and the assessor determines this increases your property's assessed value by $80,000, you would receive a supplemental tax bill. Using the county rate of 6.032 mills, the supplemental tax would be calculated as: $80,000 × 0.006032 = $482.56 for the county portion. This supplemental amount covers the period from when the improvement was completed through the end of the current tax year. The timing and calculation ensure that all properties pay their fair share of taxes based on their current assessed value.

Example Calculation

Property Value: $300,000

  • Assessed Value: $300,000
  • Less Exemptions: $0 (assuming no exemptions)
  • Net Taxable Value: $300,000
  • County Tax Rate: 6.032 mills
  • Annual County Tax: $300,000 × 0.006032 = $1,809.60
  • Monthly Payment: $150.80

Property Value: $600,000

  • Assessed Value: $600,000
  • Less Exemptions: $0 (assuming no exemptions)
  • Net Taxable Value: $600,000
  • County Tax Rate: 6.032 mills
  • Annual County Tax: $600,000 × 0.006032 = $3,619.20
  • Monthly Payment: $301.60

Property Value: $1,000,000

  • Assessed Value: $1,000,000
  • Less Exemptions: $0 (assuming no exemptions)
  • Net Taxable Value: $1,000,000
  • County Tax Rate: 6.032 mills
  • Annual County Tax: $1,000,000 × 0.006032 = $6,032.00
  • Monthly Payment: $502.67

Note: These examples show only the county portion of property taxes. Total tax bills will be significantly higher when including school district and municipal taxes.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Montgomery County require borrowers to establish escrow accounts to ensure property taxes are paid on time. Your lender will estimate your annual property tax bill, divide it by 12, and collect that amount with your monthly mortgage payment. The lender typically maintains a cushion of 2-3 months of tax payments in your escrow account to cover potential increases. When tax bills are due, your lender pays them directly to Montgomery County on your behalf.

Property tax bills in Montgomery County are typically issued annually, and lenders receive copies to verify the amounts against escrow projections. If your actual tax bill differs significantly from the escrow estimate, your lender will perform an escrow analysis and adjust your monthly payment accordingly. You may receive a refund if there's an overage or a bill for any shortage. To verify your property tax payments and view your account status, visit the Montgomery County Treasurer's website at https://www.montcopa.org/471/Treasurer, where you can access online payment options and account information.

How HonestCasa Helps
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Section 6

Frequently Asked Questions

Q: When are Montgomery County property taxes due? A: Tax due dates vary by municipality within Montgomery County. Contact your local tax collector or visit the Treasurer's website for specific due dates in your area.

Q: What exemptions are available to reduce my property taxes? A: Montgomery County offers various exemptions including homestead exemptions for eligible homeowners. Pennsylvania also provides a Homeowner's Property Tax Credit Program and County Supplemental tax credit based on household income. Contact the Assessment Office at https://www.montcopa.org/439/Assessment-Office for details.

Q: How often are properties reassessed in Montgomery County? A: Pennsylvania law requires counties to maintain assessments at fair market value, but Montgomery County has not conducted a county-wide reassessment in many years. Individual properties may be reassessed due to appeals, improvements, or sales.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Montgomery County Board of Assessment Appeals. Contact the Assessment Office at https://www.montcopa.org/439/Assessment-Office for appeal forms and deadlines.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges. Continued non-payment can result in tax liens and eventual sheriff's sale of the property.

Q: Can I pay my property taxes online? A: Yes, Montgomery County offers online payment options through the Treasurer's website at https://www.montcopa.org/471/Treasurer.

Q: Do senior citizens qualify for property tax relief? A: Pennsylvania offers several senior citizen property tax relief programs. Act 301 allows eligible residents to defer increases in real estate taxes. Contact the Assessment Office for eligibility requirements.

Q: What is included in my total property tax bill? A: Your total bill includes county taxes, school district taxes, and municipal taxes. Each jurisdiction sets its own millage rate and issues separate bills or coordinates collection.

Q: How do I obtain a copy of my property tax bill? A: Contact your local tax collector or visit the Montgomery County Treasurer's website to access your tax records and payment history online.

Q: What should I do if I believe my tax bill is incorrect? A: First, verify the assessed value and exemptions applied to your property. Contact the Assessment Office at https://www.montcopa.org/439/Assessment-Office to discuss any discrepancies or file an appeal if necessary.

Verified Sources

Backed by 7 Official Government Sources

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

01
County
Montgomery County Assessormontcopa.org
02
County
Montgomery County Pennsylvania 2025 Budgetmontgomerycountypa.gov
03
County
Montgomery County Proposed 2025 Budget Presentationmontgomerycountypa.gov
04
County
Realty Transfer Tax | Montgomery County, PAmontgomerycountypa.gov
05
Frequently Asked Questions - Department of Financemontgomerycountymd.gov
06
County
Montgomery County Finance Department Encourages ...montgomerycountypa.gov
07
County
MONTGOMERY COUNTY 2025 Real Estate Tax Deferral ...montgomerycountypa.gov
All sources verified as of 2025 Tax Year

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