How Much Are Property Taxes in Montgomery County PA? (2026 Guide)
Property taxes in Montgomery County, PA are high compared with many areas of Pennsylvania, and they vary widely by township and school district based on different millage rates.
How Property Taxes Are Calculated
Property tax formula:
The county assigns an assessed value to each property.
Your total millage is the sum of:
County millage
Municipality (township/borough) millage
School district millage
School district millage is usually the largest portion of the total rate.
Example using county’s structure:
If assessed value = 150,000 and total millage = 30 mills:
150 × 30 = $4,500/year in property tax.
In 2026, the county’s own real estate millage is 5.462 mills, plus 0.49 mills for the community college, with school and municipal millage layered on top.
Why Taxes Vary So Much by Township
The county’s 2026 millage table shows big variation by municipality and school district:
Example:
Upper Merion Township total rate ≈ 35.581 mills (county + college + township + school).
Upper Moreland Township total rate ≈ 52.9868 mills.
On the same assessed value, a home in Upper Moreland could owe 50%+ more tax per year than one in Upper Merion because the total millage is higher. That’s why two similarly priced homes can have very different annual tax bills.
2026 Increases and Trends
The county approved a 4% property tax increase for 2026, raising county millage from 5.252 to 5.462 mills.
That translates to about $36 more per year in county tax for the average single-family dwelling.
Some municipalities are also increasing their own millage; for example:
Springfield Township raised its 2026 real estate millage from 4.560 to 5.008 mills, adding about $62.79/year for a typical household with a $175,400 assessment.
Montgomery Township set real estate tax at 3.94 mills and added a 1‑mill dedicated fire tax for 2026.
School districts can adjust their own millage annually, so tax bills may change even if your assessment doesn’t.
Will Your Taxes Go Up When You Buy?
Pennsylvania does not automatically reassess every home at sale:
Montgomery County has not done a full countywide reassessment recently; assessed values often reflect older baselines.
However, taxes can change if:
You make improvements (additions, finished basements, major renovations) that trigger reassessment.
You or the taxing body appeal the assessment.
School district or municipal millage increases in future budgets.
So your first-year tax bill may be similar to the previous owner’s, but it is not frozen forever.
Typical Property Tax Range
Because assessments and rates vary, there’s no single “average bill,” but:
County-level documents show total millage (county + college + town + school) often falls in the mid‑30s to low‑50s mills depending on municipality.
On a $150,000 assessed value, that translates roughly to:
35 mills → about $5,250/year
45 mills → about $6,750/year
50 mills → about $7,500/year
Actual assessed value may be lower or higher than market value, so always check the specific tax record for each property you’re considering.
Homestead and Other Tax Relief Programs
Pennsylvania and local districts offer limited relief programs:
Homestead/Farmstead Exclusion:
Reduces the assessed value used for school (and sometimes municipal) taxes on primary residences.
Requires filing an application with the Montgomery County Board of Assessment by specific deadlines (e.g., March 1 for Act 1 school relief).
Some municipalities (e.g., Montgomery Township) apply a flat assessed-value exclusion (such as $30,000) for qualifying homestead properties to lower the township tax portion.
Additional programs may exist for seniors, disabled homeowners, or qualifying veterans, depending on state and local rules.
These programs don’t eliminate taxes, but they can reduce your annual bill if you qualify.
What Buyers and Owners Often Overlook
Two homes in the same district can have very different assessments due to age, prior appeals, and improvements.
New construction often carries higher assessed values once fully assessed, so early “partial” tax bills can be misleading.
HOA fees are separate from property taxes and must be added on top when calculating your monthly cost.
Property taxes are a major component of your escrowed mortgage payment, so they must be included in affordability planning.
Want Help Estimating Taxes in Your Budget?
For any home you’re considering, it’s smart to:
Look up the current assessed value and annual tax bill by parcel.
Apply current millage rates for the township and school district.
Build a full monthly payment estimate (principal, interest, taxes, insurance, and any HOA).
