Montgomery Property Tax: Rates, Deadlines & Appeals (2026)

The 2026 annual assessment appeal deadline in Montgomery County is August 1, 2026 for the 2027 tax year; annual appeals are due August 1 of the year before the year you are appealing. File with the Montgomery County Board of Assessment Appeals by mail or hand delivery—faxed and emailed appeals are not accepted. The single-family residential filing fee is $50 per parcel, payable by check or money order to the Montgomery County Treasurer.

How assessments work in Montgomery

Montgomery County is still a Pennsylvania “base-year” assessment county: the county FAQ says assessments are currently set at 100% of 1996 base-year value. That is why your assessed value can look much lower than today’s sale price. The county’s formula is: market value × CLR = assessment, and assessment ÷ CLR = indicated market value; the FAQ notes the Common Level Ratio is updated every July 1 and applies on appeal, but does not automatically create a reduction. (montgomerycountypa.gov)

For appeals filed in 2026, use the current ratio evidence carefully. Montgomery County’s Recorder of Deeds fee chart states that, as of July 1, 2026, the Common Level Ratio Factor is 3.36. In plain English, the reciprocal ratio is about 29.76%: if your evidence shows a current fair market value of $500,000, the base-year assessment supported by that evidence is roughly $500,000 ÷ 3.36 = $148,810. (assets.montgomerycountypa.gov)

Taxes are separate from assessments. Montgomery County publishes 2026 millage by municipality and school district. The countywide 2026 county millage is 5.462 mills, and the county also lists 0.49 mills for Montgomery County Community College. Your actual bill also includes your municipality and school district; for example, Abington’s published 2026 total is 50.674 mills, Norristown’s is 64.548 mills, and Lower Merion’s is 46.0384 mills. (montgomerycountypa.gov)

Whether you should appeal

Start with the county’s own property record, then compare it to recent arms-length sales. The county property records database can be searched by parcel number or street address; hearing dates and homestead status are also shown there. If the record has the wrong building size, use, condition, acreage, or improvements, that is a good first issue to document. (montgomerycountypa.gov)

The strongest Montgomery appeal is usually not “my taxes are too high.” The Board says the appellant has the burden of proof, and useful evidence includes an appraisal, comparable sales, photographs, and other proof supporting your opinion of value. The FAQ says 3 to 5 recent comparable sales are useful when they are similar in size, style, age, condition, location, lot size, amenities, and zoning use. (montgomerycountypa.gov)

A recent purchase can help, but it is not automatically controlling. Montgomery County’s FAQ says a recent sale is considered, but uniformity rules mean the assessment is not changed simply because a property sold. That matters in hot neighborhoods where 1996-era base values and current sale prices do not move in lockstep. (montgomerycountypa.gov)

I did not find an official Montgomery County publication giving residential appeal success rates, median assessment reductions, or average homeowner savings. Do not rely on a consultant’s “typical reduction” claim unless it is backed by your own comparable sales or appraisal.

Worked savings example. Suppose an Abington homeowner has a current assessment of $175,000, but a 2026 appraisal and comps support a fair market value of $520,000. Using the current 3.36 factor, the indicated assessment is $154,762; the possible reduction is $20,238. At Montgomery County’s 5.462 county millage, that is about $111/year in county tax savings; including the 0.49 MCCC rate, about $120/year. Using Abington’s published total rate of 50.674 mills, the total annual savings across county, MCCC, municipal, and school taxes would be about $1,026/year if every taxing component applies and the reduction is adopted. (montgomerycountypa.gov)

Step-by-step how to file

1. Get the right form. Use the official Montgomery County Board of Assessment Appeals Assessment Appeal Form, revised February 2026. The form asks for owner information, parcel number, municipality, school district, property use, the assessment appealed, your owner opinion of value, reason for appeal, unavailable hearing dates, and contact information. (assets.montgomerycountypa.gov)

2. Meet the correct deadline. The Board’s 2026 rules state: annual appeals are due August 1 of the year preceding the year on appeal; interim appeals are due within 40 days of the date on the notice of change in assessment; exemption appeals/applications have their own August 1 rule where applicable. Because today’s year is 2026, the current annual deadline is Saturday, August 1, 2026 for the 2027 tax year. (montgomerycountypa.gov)

3. Prepare the filing package. The form instructions say to file a completed appeal form, three copies of supporting documentation, and a check or money order for the processing fee. For a typical owner-occupied single-family home or individually owned condo, the fee is $50. Multi-family residential is $100; commercial/industrial is $200; preferentially assessed properties are $50; exemptions are $200; homestead/farmstead and veteran exemption appeals are $0. (montgomerycountypa.gov)

4. Use the accepted filing methods. There is no ordinary email or portal filing for assessment appeals: the county form says appeals must be filed by mailing or hand-delivering the package, and that faxed or emailed appeals are not accepted. Use:

   • Mail: Montgomery County Courthouse, P.O. Box 311, Norristown, PA 19404-0311.
   • In person / UPS / FedEx: One Montgomery Plaza, Suite 301, 425 Swede Street, Norristown, PA 19401.
   • Questions only: BOAappeals@montgomerycountypa.gov; general questions BOAhelp@montgomerycountypa.gov. (montgomerycountypa.gov)

5. Protect the postmark. Montgomery County warns that USPS postmarks may be delayed. To prove timeliness, go to a post office counter and request hand-cancellation/manual postmark, certificate of mailing, registered/certified mail, or counter-purchased postage—or hand-deliver to Norristown. (montgomerycountypa.gov)

What happens after

After a complete appeal is received, the Board schedules a hearing. The county says annual hearings start in May and must be heard by October 31; late-season rescheduling is difficult because of the volume near the August 1 deadline. The Board sends hearing notice by first-class mail at least 20 days before the hearing, and hearing dates/times can now be checked in the property records site under “hearing details.” (montgomerycountypa.gov)

The hearing is before the Montgomery County Board of Assessment Appeals, a three-member quasi-judicial board. The property owner or a licensed attorney presents the appeal; witnesses can testify, but the owner or attorney must appear with them. The Board can lower the assessment, keep it the same, or raise it. There is no routine “paper-only” option in the rules; if an owner is physically unable to appear because of illness, disability, or absence from the jurisdiction, the rules allow a neighbor or relative with an original signed power of attorney, and the FAQ says the Board may be able to schedule a phone appeal for special circumstances. (montgomerycountypa.gov)

The county FAQ says written decisions are usually mailed within 30 days after the hearing. If you disagree, you and the taxing authorities have 30 days from the mailing date of the Board decision to file a petition with the Montgomery County Court of Common Pleas. (montgomerycountypa.gov)

Local tips

Check exemptions before assuming an appeal is your only route. The Homestead/Farmstead Exclusion reduces the assessed value before school property tax is computed; Montgomery’s homestead application says it must be filed by March 1 for Act 1 school tax relief beginning July 1, 2027, and by December 15, 2026 for Act 50 local relief beginning January 1, 2027. It is for your primary residence only, and the county lets you check homestead status in the property records site. (montgomerycountypa.gov)

Also check the statewide Property Tax/Rent Rebate Program if you are 65+, a widow/widower 50+, or permanently disabled 18+; Montgomery County lists the income limit as $46,520. Disabled veterans should contact the Montgomery County Office of Veteran Services because the state adjudicates the disabled veteran real estate tax exemption after the county processes the application. (montgomerycountypa.gov)

Finally, remember who can appeal against you. In Pennsylvania, school districts and municipalities can also file assessment appeals. If your home recently sold far above its implied CLR value, keep closing documents, inspection reports, photos, and repair estimates handy in case a taxing authority appeal appears.

Montgomery Property Tax Rate

Montgomery County’s 2026 countywide components are 5.462 mills for County and 0.49 mills for MCCC. Total millage is not countywide; it varies by municipality and school district. The official county table lists Montgomery Township (code 46) at 42.096 total mills for 2026/2025-2026: County 5.462 + MCCC 0.49 + Municipality 3.94 + School 32.204.

Source: https://www.montgomerycountypa.gov/departments/board-assessment-appeals/county-municipality-millage-rates

When Are Property Taxes Due in Montgomery?

For 2026 County/Township real estate bills in Montgomery Township, the face-payment period is May 1, 2026 through June 30, 2026; payments made July 1, 2026 through December 31, 2026 are in the penalty period. The county notes that annual and interim real estate tax bills are mailed and collected by the county’s local tax collectors. For Montgomery Township 2026 County/Township real estate bills, the discount period is March 1, 2026 through April 30, 2026.

This is not the same as the assessment appeal deadline above. The appeal deadline is your window to contest your assessed value; the payment due date is when the resulting tax bill must be paid. Missing one does not affect the other, but missing either has real consequences — one forfeits your right to appeal for the year, the other can trigger penalties and interest.

Source: https://assets.montgomerycountypa.gov/files/2026-06/Tax%20Collectors%20DiscountFace%20Penalty%202026_0.pdf

Property Tax Exemptions in Montgomery

• Homestead/Farmstead Exclusion / Taxpayer Relief Act — An owner’s primary residence may qualify for the homestead exclusion; farmstead property may qualify for a similar exclusion. A property owner may have only one primary residence and cannot claim a similar benefit in another state or county.. The assessed value of each approved homestead or farmstead is reduced by a fixed exclusion amount before property tax is computed; the county source does not state one countywide dollar amount. Yes, application to the Montgomery County Board of Assessment Appeals. Apply by Act 1 school property tax relief: file by March 1 for tax years beginning July 1, 2026. Act 50 local taxing district relief for tax year beginning January 1, 2027: mail by December 15, 2026.. (Source: https://assets.montgomerycountypa.gov/files/2026-06/Homestead%20Application_202601050941068629_AOD%20ADA.pdf)
• Disabled Veteran Real Estate Tax Exemption — Eligible disabled veterans for their primary residence; Montgomery County states the criteria include wartime/armed-conflict service, a 100% disabled or unemployability rating with Permanent and Total designation, honorable or general-under-honorable discharge, ownership of the home as a primary residence, and income requirements. Eligible surviving spouses may also qualify under stated conditions.. May exempt the principal dwelling from township, county, and school district real estate taxes. Yes, pre-application/application through Montgomery County Office of Veteran Services; the state adjudicates the decision, and taxes must continue to be paid until the exemption is granted and processed. (Source: https://www.montgomerycountypa.gov/departments/health-human-services/office-veteran-services/county-benefits-giving-back-veterans)
• Pennsylvania Property Tax/Rent Rebate Program — Pennsylvania homeowners and renters who meet the age/disability criteria: age 65 or older, widows/widowers age 50 or older, or people with disabilities age 18 or older; household income must be $48,110 or less annually.. Standard rebate ranges from $380 to $1,000; some applicants may qualify for supplemental rebates. Yes, apply annually through the Pennsylvania Department of Revenue. Apply by December 31, 2026 for 2025 Property Tax/Rent Rebate applications.. (Source: https://www.pa.gov/agencies/revenue/ptrr)
• Clean and Green Preferential Assessment — Pennsylvania properties generally must be at least 10 acres and in Agricultural Use, Agricultural Reserve, or Forest Reserve; Agricultural Use properties under 10 acres may qualify if capable of generating at least $2,000 annually in farm income.. Preferential assessment based on use values rather than fair market values; savings vary by property. Rollback taxes and interest may apply if the covenant is breached. Yes, contact the county tax assessment office to request an application; once enrolled, annual reapplication is not required unless enrolled-land status changes. Apply by June 1 each year for consideration for the following tax year; may be extended to October 15 in a reassessment year.. (Source: https://www.pa.gov/agencies/pda/plants-land-water/farmland-preservation/clean-and-green)

How to Look Up Your Property Record in Montgomery

You can look up your property's official record at https://propertyrecords.montcopa.org/pt/Main/Home.aspx. The Montgomery County Board of Assessment Appeals property-records database lets users search public assessment-office property information by parcel number or street address; owner-name search is no longer allowed, and homestead status can be checked from a parcel’s record.