Montgomery County PA Property Taxes 2026: Millage Rates by Municipality, When Bills Are Due, and How to Lower Yours

Updated September 30, 2026 · By Josh McKnight, The McKnight Team, Keller Williams Real Estate · Millage rates from the Montgomery County Board of Assessment Appeals millage table for 2026. We update this page every July when new school rates are set.

The short answer. A Montgomery County property tax bill has three parts: the county (5.952 mills in 2026, including the community college), your township or borough (under 1 mill to 19 mills), and your school district (25 to 57 mills in most of the county). Multiply your assessed value by the total and divide by 1,000. The county’s own example of an average single-family home is assessed at $171,200, which works out to roughly $575,000 in market value under the state’s current factor. That home pays about $7,676 a year in Horsham Township, $8,093 in Lower Merion, and $9,326 in Upper Dublin. The full table for all 62 municipalities is below, along with the bill calendar, how to lower what you owe, and what taxes mean when you buy or sell.

How a Montgomery County property tax bill is calculated

Every property in Montgomery County has an assessed value set by the county Board of Assessment Appeals. That number is not what your home would sell for. Assessments rest on an old base year, so they sit well below market value. The state publishes a conversion factor each July to bridge the gap. For July 1, 2026 through June 30, 2027 the Montgomery County factor is 3.36, so a $171,200 assessment lines up with a market value near $575,000.

Four rates apply to that assessed value: the county, Montgomery County Community College, your municipality, and your school district. A mill is one dollar of tax per $1,000 of assessed value. Add the rates together, multiply by your assessed value, and divide by 1,000. That is your annual bill before any homestead exclusion.

You can look up your own assessed value on the county property records site at propertyrecords.montcopa.org, or read it off your county and municipal tax bill.

2026 Montgomery County millage rates by municipality

County, community college, and municipal rates are for calendar 2026. School rates are for the 2026-27 school year. The last column shows the annual tax on a home assessed at $171,200. Source: Montgomery County Board of Assessment Appeals, County and Municipality Millage Rates, opened September 30, 2026. Confirm with your tax collector before relying on a figure at settlement.

Notes: The county sheet lists 0 school mills for the Bryn Athyn School District, so the Bryn Athyn total covers county and borough taxes only. Souderton Area, Upper Perkiomen, Spring-Ford Area, and Boyertown Area also serve towns in neighboring counties; the rates shown are the Montgomery County rates.

School district rates, highest to lowest

The school district is the largest line on every Montgomery County bill. Here are the 2026-27 rates for the county’s districts and what each means on a $171,200 assessment.

What changed for 2026

The county rate went from 5.252 mills to 5.462 mills, about a 4 percent increase in the $632.7 million 2026 budget adopted December 18, 2025. On a $171,200 assessment that is about $36 more per year. The community college rate stayed at 0.49 mills.

Most school districts raised rates for 2026-27. Hatboro-Horsham, for example, went from 34.97 mills to 36.16 mills, about $204 more a year on a $171,200 assessment. We covered the votes as they happened: Lower Merion, school tax increases across Bucks and Montgomery, and the four-county overview.

When Montgomery County tax bills arrive and when they are due

Montgomery County property taxes are collected by a tax collector for each municipality and school district, not by the county. You get two bills a year.

The combined county and municipal bill covers January 1 through December 31. Depending on your municipality it mails in February or early March. Horsham Township, for example, mails by March 1. Pay by April 30 for a 2 percent discount, at face value through June 30, and with a 10 percent penalty after that. Towns that bill in February run the same windows about a month earlier.

The school district bill mails July 1 and covers July 1 through June 30. The same pattern applies: a 2 percent discount for about two months, face value for the next two, then a 10 percent penalty. Most districts offer an installment plan on the school bill. Several districts, including Hatboro-Horsham, use Keystone Collections Group rather than a local collector, so check the name on your bill before you pay.

If your mortgage has an escrow account, your lender pays both bills and spreads the cost across your monthly payment. A rate increase like 2026’s shows up in your next escrow analysis as a higher payment.

How to lower your Montgomery County property tax bill

Homestead and farmstead exclusion. If the home is your primary residence, this program takes a fixed amount off the assessed value your school district taxes, and off municipal taxes where the municipality takes part. Apply once through the Montgomery County Board of Assessment Appeals (One Montgomery Plaza, Suite 301, 425 Swede Street, Norristown, 610-278-3761). File by March 1 for the school year starting that July. File by December 15 to see a municipal reduction the next January if your municipality participates. Once approved, it stays with the property. When a property sells, the exclusion comes off automatically and the new owner applies.

Assessment appeal. If your assessed value is too high compared to similar homes, file an annual appeal with the Board of Assessment Appeals by August 1. The fee for a single-family home is $50. Changes take effect the following tax year. New construction, recent additions, and homes reassessed after a permit are the most common cases where an appeal pays off. We pull comparable sales from Bright MLS for clients at no charge.

Pennsylvania Property Tax/Rent Rebate. Homeowners 65 and older, widows and widowers 50 and older, and people with disabilities 18 and older with household income up to $48,110 (half of Social Security excluded) can get a rebate of up to $1,000 from the state, with supplemental amounts for some homeowners. The 2026 filing deadline was extended to December 31, 2026.

School district programs. Some Montgomery County districts offer their own senior rebate or installment options. Check your district’s business office page each spring, since programs and income limits change year to year.

What property taxes mean when you buy or sell in Montgomery County

Buyers. The tax figure on a listing is usually last year’s bill, and it may not include the 2026-27 school increases. Recalculate it with the table above and the assessed value from the county property record. Compare the assessment to similar homes on the street. A newer home or a recent addition often carries a higher assessment than the older colonial next door, and that difference lasts as long as you own it. Then set your monthly budget with the real number, because your lender’s escrow will.

Sellers. Taxes are prorated at settlement, so you pay through the closing date and the buyer takes over from there. The title company orders a tax certification from your collector to prove the account is current. If you have an assessment appeal pending, tell your agent, because it affects what the buyer’s lender sees. Pennsylvania is not an attorney state; your agent and the title company handle this at closing.

If you are weighing two towns, the total millage is only half the picture. The same $171,200 assessment costs about $5,782 a year in Lower Gwynedd and about $12,580 in Cheltenham, but homes with the same assessment in those two towns do not sell at the same price. We run this comparison for buyers on every Montgomery County search.

Frequently asked questions

How are property taxes calculated in Montgomery County, PA?

Multiply your assessed value by the total millage for your municipality and divide by 1,000. Montgomery County assessed values sit well below market value, so the state publishes a conversion factor each July; for July 2026 through June 2027 it is 3.36. The county’s own example of an average single-family home is assessed at $171,200. In Horsham Township that home pays about $7,676 a year across county, township, and Hatboro-Horsham school taxes.

What is the Montgomery County property tax rate for 2026?

The county rate is 5.462 mills for 2026, up from 5.252 mills in 2025, plus 0.49 mills for Montgomery County Community College, for 5.952 mills in all. Each municipality adds its own rate (0.05 mills in Worcester Township to 19 mills in Norristown Municipality) and each school district adds its own (25.03 mills in Upper Merion Area to 56.68 mills in Cheltenham). Most total rates run from about 32.162 mills in West Conshohocken Borough to 73.4832 mills in Cheltenham Township.

Which part of a Montgomery County tax bill is the largest?

The school district. Across the county, school taxes are 57 to 86 percent of the total bill. The county and community college together are 5.952 mills, and most municipal rates are under 10 mills.

When are Montgomery County property taxes due?

You get two bills. The combined county and municipal bill mails in February or early March, depending on your municipality. Horsham, for example, mails by March 1 with a 2 percent discount through April 30, face value through June 30, and a 10 percent penalty after that. School district bills mail July 1, with a 2 percent discount for two months, face value for the next two months, and a penalty after that. Check your own bill for exact dates, because each collector sets the schedule within state law.

How do I apply for the homestead exclusion in Montgomery County?

Mail or drop off the Homestead Application with the Montgomery County Board of Assessment Appeals, One Montgomery Plaza, Suite 301, 425 Swede Street, Norristown. File by March 1 for the school year starting that July, and by December 15 to see the reduction on the next municipal bill if your municipality participates. Once approved it stays with the property; you do not renew it each year. When you buy a new home, apply again for the new address.

How do I appeal my Montgomery County assessment?

File an annual appeal with the Board of Assessment Appeals by August 1. The fee for a single-family home is $50. A successful appeal changes your assessment for the following tax year. Bring recent comparable sales; we pull them from Bright MLS for clients at no charge. Hand-deliver the appeal or get a counter postmark at the Post Office, since the county warns that delayed postmarks can make a timely filing look late.

Do I pay property taxes at closing when I buy a home in Montgomery County?

Yes. Taxes are prorated at settlement. The seller pays through the closing date and the buyer takes over from there, and the title company orders a tax certification from the tax collector to confirm nothing is owed. If you escrow with your lender, your monthly payment includes one twelfth of the county, municipal, and school bills. The homestead exclusion comes off automatically when a property sells, so a buyer should file a new application right away.

Why is my neighbor’s tax bill different from mine?

Montgomery County assessments rest on an old base year and are not updated when home values rise, so two similar homes can carry different assessed values. New construction, additions, and major renovations get assessed when the work is permitted, which is why a newer home often pays more than an older home of the same size on the same street. Check the assessment on the county property record before you write an offer.

Also see our Bucks County property tax guide and our guide to choosing a real estate agent in Montgomery County.

Thinking about buying or selling in Montgomery County? Let’s talk.

Sources and updates

Montgomery County Board of Assessment Appeals: County and Municipality Millage Rates (2026 county, MCCC, and municipal; 2026-27 school), Homestead/Farmstead Exclusion page, Annual Assessment Appeal Deadline notice, and Assessment Appeal Fees schedule. Pennsylvania Department of Revenue, Common Level Ratio Real Estate Valuation Factors for July 1, 2026 to June 30, 2027. Montgomery County 2026 Adopted Budget (December 18, 2025) and WissNow coverage of the vote. Horsham Township Real Estate Taxes page for the bill calendar and prior Hatboro-Horsham rate. Pennsylvania Treasury for the 2026 Property Tax/Rent Rebate program. All sources opened September 30, 2026. This page is a guide, not tax advice; confirm figures with your tax collector or the Board of Assessment Appeals before relying on them at settlement.