By Josh McKnight | The McKnight Team
Two of the region’s best known school districts just approved budgets with the same tax increase. Lower Merion School District in Montgomery County and Council Rock School District in Bucks County each raised school property taxes by 3.5% for the coming year.
In Lower Merion, the district estimates the increase adds about $309 to the average homeowner’s annual bill. If you own in Ardmore or anywhere else in the district, that lands on your next bill. Council Rock homeowners in the Newtown area will see a similar percentage bump on theirs.
Why School Taxes Keep Climbing
School budgets are mostly people. Salaries, benefits, and pension obligations rise every year, and state law allows districts to raise taxes up to an inflation linked cap without voter approval. Both districts stayed at or near that cap this year, and so did many others across Montgomery County and Bucks County.
Here’s the part nobody likes to say out loud: strong school districts and higher taxes travel together. According to Zillow, the average home value in Ardmore is about $516,000 as of mid 2026, up 2.4% over the past year. In Newtown’s 18940 zip code, Zillow puts the average home value at about $710,000, up 3.3%, with homes going pending in about five days. Buyers keep paying premiums to live in these districts, tax bills and all.
What a 3.5% Increase Actually Costs
Percentages hide the real number, so let’s use one. The Lower Merion estimate of $309 per year works out to about $26 a month. For most households in Ardmore that won’t change any decisions. But stack this year’s increase on last year’s and the one before, and the compounding is real. A tax bill that grows 3.5% a year doubles in about 20 years.
For buyers, the bigger issue is the monthly payment. Property taxes are built into your escrow, so a higher tax bill raises your payment the same way a higher interest rate does. When we run affordability numbers for buyers in Newtown or Ardmore, taxes are part of the math from day one, not a surprise at the closing table.
What This Means for You
If you own in either district, check whether your assessment is accurate, because the tax rate is only half of your bill. Appealing an inflated assessment is often worth more than the increase itself. If you’re buying in Montgomery County or Bucks County, ask for the full tax picture on every home you tour and compare bills between townships, because the differences are bigger than most people expect. And if you’re a homeowner deciding whether to sell, remember that demand in these school districts continues to outrun supply. Our Ardmore community page has current market data for the Lower Merion side of this story.
Thinking about buying or selling in Ardmore or Newtown? Let’s talk.
Frequently Asked Questions
How much did Lower Merion school taxes go up in 2026?
The district approved a 3.5% school property tax increase, which it estimates adds about $309 per year for the average homeowner. Your exact increase depends on your property’s assessed value. Homeowners who think their assessment is too high can appeal it.
How much are property taxes in the Council Rock School District?
Council Rock raised school taxes 3.5% for the coming year, and your total bill combines school, county, and municipal taxes. In the Newtown area, school taxes are the largest of the three by a wide margin. Ask us for the actual tax bill on any home you’re considering.
Do high property taxes hurt home values?
Not in districts where buyers want the schools. Zillow data from mid 2026 shows Ardmore values up 2.4% and Newtown area values up 3.3% year over year, even as taxes climbed. Buyers treat the tax bill as part of the price of admission.
Can I appeal my property assessment in Montgomery County or Bucks County?
Yes. Both counties have an annual appeal process, and the strongest cases use recent sales of similar homes to show the assessment is too high. A successful appeal lowers every future tax bill, which makes it one of the highest return moves a homeowner can make.
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