Updated 2025 Tax Year

Montgomery County
Property Tax Guide

Everything you need to know about property taxes in Montgomery County, VA. 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

$0.57 per $100 assessed value (varies by special districts)

1st Due

Dec 5

Exemptions

4+ Available

Section 1

How Property Tax Works

Montgomery County, Virginia operates on a property tax system that serves as the primary funding source for essential county services including public schools, public safety, infrastructure maintenance, and local government operations. The county assesses property taxes on both real estate and personal property, with real estate taxes generating the majority of revenue at approximately $35.6 million annually. Property owners in Montgomery County can expect effective tax rates that vary significantly based on their specific location within the county due to multiple special taxing districts and assessment areas.

The county's tax structure is designed around assessed property values, with real estate reassessed periodically to reflect current market conditions. Unlike some Virginia localities, Montgomery County does not impose assessment caps, meaning property values can fluctuate with market conditions. Property owners should be aware that actual tax rates can vary considerably depending on which special taxing districts apply to their specific property location, making it essential to verify the exact rate structure for your particular address.

Section 2

What Makes Up Your Tax Bill

Component	Rate (per $100 assessed value)	Description
Base Real Estate Tax	$0.76	County general fund operations (FY 2025)
Personal Property Tax	$2.55	Motor vehicles and other personal property (FY 2025)
Special District Assessments	Varies	Additional charges for specific geographic areas

Note: These rates apply to FY 2025 and were approved by the Montgomery County Board of Supervisors. The real estate tax rate represents an increase from the previous fiscal year. Actual effective rates vary significantly by location within Montgomery County due to special taxing districts, overlay zones, and assessment methodologies that can affect individual properties differently.

Section 3

When Are Property Taxes Due?

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

First Installment

Dec 5

Delinquent after Dec 10

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 triggered when property undergoes significant changes that affect its assessed value during the tax year. The primary triggers include change of ownership through sale or transfer, completion of new construction or major improvements, and subdivision of existing properties. When these events occur, the county assessor calculates the difference between the old and new assessed values and applies the current tax rate to determine the additional tax owed.

The supplemental tax is calculated by taking the difference in assessed value, multiplying by the applicable tax rate of $0.76 per $100 of assessed value, and prorating for the remaining months in the tax year. For example, if a home's assessed value increases by $50,000 due to completed renovations in July, the supplemental tax would be $380 ($50,000 ÷ 100 × $0.76) prorated for the remaining six months, resulting in approximately $190 in additional taxes due.

Example Calculation

$300,000 Property:

Assessed Value: $300,000
Tax Credits Applied: $0 (assuming no applications filed)
Net Taxable Value: $300,000
Annual Tax: $2,280 ($300,000 ÷ 100 × $0.76)
Monthly Escrow: $190

$600,000 Property:

Assessed Value: $600,000
Tax Credits Applied: $0 (most credits require separate application)
Net Taxable Value: $600,000
Annual Tax: $4,560 ($600,000 ÷ 100 × $0.76)
Monthly Escrow: $380

$1,000,000 Property:

Assessed Value: $1,000,000
Tax Credits Applied: $0 (credits not automatic)
Net Taxable Value: $1,000,000
Annual Tax: $7,600 ($1,000,000 ÷ 100 × $0.76)
Monthly Escrow: $633

Note: These calculations assume no tax credits have been applied. Most available tax credits require separate applications and are not automatically applied to tax bills.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Montgomery County require property tax escrow accounts for borrowers with less than 20% down payment or upon borrower request. Lenders typically collect monthly escrow payments equal to 1/12 of the estimated annual property tax bill, plus a small cushion to account for potential increases. The escrow account allows lenders to pay property taxes directly to Montgomery County on behalf of homeowners, ensuring taxes are paid on time and protecting the lender's security interest in the property.

Property owners with escrow accounts should verify that their lender has current tax information, especially after reassessments or rate changes. Montgomery County sends tax bills directly to the property address, but escrowed accounts require payment by December 8, 2025, for the current tax year. Homeowners should review their annual escrow analysis statement and contact their lender immediately if there are discrepancies in the tax amount or payment timing to avoid potential late fees or penalties.

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Section 6

Frequently Asked Questions

Q: When are Montgomery County property taxes due for FY 2025? A: Real estate taxes are due in two installments - the first half is due June 5, 2025, and the final payment deadline is December 8, 2025. Personal property tax payments follow a similar schedule with estimated payments due May 1 and June 15, 2025.

Q: What tax credits are available and do they apply automatically? A: Montgomery County offers various tax credits including elderly/disabled relief and veterans' exemptions, but these require separate applications and are NOT automatically applied. Applications must be filed with the county assessor's office by specified deadlines to receive credit on the following year's tax bill.

Q: How does the homestead exemption work? A: The homestead exemption applies to your principal residence and up to one acre of land, requiring a separate application to the assessor's office. This exemption reduces the assessed value subject to taxation but does not cap assessment increases like some other Virginia localities.

Q: How often are properties reassessed? A: Montgomery County conducts property reassessments periodically, with the frequency varying based on market conditions and state requirements. Property owners receive notification of assessment changes and have appeal rights within specified timeframes.

Q: What are the penalties for late payment? A: Late payments incur penalties and interest charges as specified by Virginia state law and Montgomery County ordinances. Contact the county treasurer's office for current penalty rates and payment options.

Q: Can I pay my taxes online? A: Yes, Montgomery County provides online payment options for both real estate and personal property taxes through their official website portal, accepting various payment methods including electronic checks and credit cards.

Q: How do special district taxes affect my bill? A: Special taxing districts within Montgomery County can add additional assessments to your base tax rate. These vary by geographic location and fund specific services or improvements. Contact the assessor's office to determine which districts apply to your property.

Q: What if my property spans more than one acre? A: For properties exceeding one acre, the homestead exemption applies only to the principal residence and one acre of surrounding land. Additional acreage and improvements are subject to full taxation at the standard rate.

Verified Sources

Backed by 10 Official Government Sources

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

Management & Budgetmontgomerycountyva.gov

Commissioner of Revenuemontgomerycountyva.gov

todaymontgomerycountyva.gov

Tax Doc

Property Taxes Deadline Extendedmontgomerycountyva.gov

News Itemmontgomerycountyva.gov

County

County Calendarmontgomerycountyva.gov

Tax Doc

Disabled Veteran & Surviving Spouse Tax Reliefmontgomerycountyva.gov

Chapter 2. Homestead Exemption of Householderlaw.lis.virginia.gov

Formsmontgomerycountyva.gov

Supplemental Informationfairfaxcounty.gov

All sources verified as of 2025 Tax Year

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Montgomery CountyProperty Tax Guide