Property Taxes in Montgomery County PA by Township: What to Expect in 2026
Property taxes in Montgomery County are a three-part puzzle (county, municipality, school district), and in 2026 the differences between townships can change your monthly payment as much as the purchase price itself.
How Property Taxes Work in Montgomery County
Your annual property tax bill is calculated using:
County millage (set by Montgomery County)
Township/borough millage
School district millage
Your home’s assessed value
The basic formula many local guides use is: total tax ≈
(assessed value÷1,000)×total mills
(assessed value÷1,000)×total mills. The school district portion is usually the largest share of a Pennsylvania tax bill, with the county and municipality taking smaller slices. Assessed value is based on the county’s assessment system and can be far below current market value, which is why two 700,000 homes can have different tax bills if their assessments differ.
2026 County-Level Context
For 2026, Montgomery County adopted a county real estate tax rate of about 5.462 mills, plus 0.49 mills for Montgomery County Community College, after approving a 4% county tax increase. County documents estimate this adds roughly 36 per year for an “average” single-family home with a market value around 556,000, plus about 17 per year from the community college increase.
This county piece is the same everywhere in Montco, but township and school district millage layered on top create big differences property-to-property.
Why Township and School District Matter So Much
Each township/borough and each school district sets its own rate:
Example: In Souderton Area School District (Franconia), the 2025 school millage is about 34.46 mills, while the 2025 county millage is 5.252 and the community college rate is 0.39; the township adds its own mills on top.
Another example: Methacton School District’s 2025–2026 millage is 35.7219 mills for the school portion alone.
A Springfield Township example shows a 4.516‑mill township real estate tax (municipal only), separate from school and county.
Montgomery Township’s own comparison document notes that residents remit taxes to three independent authorities (township, county, North Penn SD) and that township-level property tax there averages only a few hundred dollars per year because most of the bill is school and county.
Translate that to your examples: a 500,000 home in a high‑millage, high‑value district like Lower Merion can have a very different annual bill than a similarly priced home in parts of Upper Dublin, Plymouth, Lower Gwynedd, Whitpain, Horsham, or Abington that sit in different school districts or use different assessments.
General Patterns by Area (Not Exact Numbers)
Without quoting specific dollar amounts for each township, public data and local guides show some patterns:
Lower Merion Township: Often on the higher end for total property taxes due to strong school district spending, older housing stock with higher values, and Main Line location.
Upper Dublin Township: Well-regarded schools and established neighborhoods; total burden is often in the moderate‑to‑higher range, depending on home size and value.
Wissahickon SD areas (Ambler, Blue Bell, Lower Gwynedd/Whitpain portions): Taxes reflect strong school performance; Whitpain‑focused guides note that the combined county + township + school mills add up to a noticeable but market‑supported rate.
Colonial SD areas (Plymouth Meeting, Conshohocken, Whitemarsh): Colonial is frequently cited as a strong district, with total tax load that’s meaningful but often seen as a reasonable tradeoff for location and schools.
North Penn SD areas (Lansdale, Montgomery Township, Hatfield, North Wales): A large, mixed district where price points and assessments range widely; township-level examples show relatively low municipal millage layered onto school and county rates.
Because rates and assessments are updated regularly, always verify the specific property’s tax bill and current millage rather than relying on assumptions.
How Taxes Impact Monthly Payments
Most buyers escrow property taxes into their mortgage payment, so higher taxes directly affect:
Your monthly payment
Your maximum affordable purchase price
How different townships compare at the same list price
Given the millage differences, it’s entirely possible that a 500,000 home in one township produces a higher monthly payment than a 525,000 home elsewhere once you factor in taxes. That’s why looking at total cost of ownership (PITI + HOA, if any) matters more than list price alone.
Will Taxes Increase After You Buy?
Possibly. County and school budgets—and any future reassessments—can change your bill:
The county’s 2026 budget built in a 4% real estate tax increase and a higher community college millage, raising the average bill even without a change in assessment.
If a home sells far above its prior assessed value, a future assessment appeal by the taxing authority or a countywide reassessment could adjust the assessed value upward, raising taxes.
Reviewing assessment history (prior assessed value vs recent sale prices and comparable assessments) is part of a smart due‑diligence strategy.
Appealing Your Assessment
Homeowners can appeal if they believe their assessed value is higher than market value or inconsistent with similar nearby homes. The typical process involves:
Checking your current assessment and total millage
Comparing to recent sales of similar properties
Filing a formal appeal with the county within set deadlines
Appeals don’t change millage rates; they only address whether the underlying value used for taxation is fair.
What Buyers Often Overlook
Common blind spots for buyers (especially from out of state) include:
School district boundaries that don’t match mailing addresses or ZIP codes, which can change your tax bill and perceived value.
Borough vs. township millage differences inside the same school district.
HOA fees on top of taxes for certain townhome, condo, or 55+ communities.
The impact of future county, school, or municipal budget decisions (like the 2026 4% county increase) on long‑term affordability.
The safest approach is to look up property‑specific tax records for any home you’re serious about and run a full monthly payment scenario before you write an offer.
Want to Compare Taxes by Township Before Buying?
Because taxes in Montgomery County are so tied to township and school district, running side‑by‑side comparisons can change where it makes sense to shop.
👉 Schedule Your Buyer Strategy Consultation Here
You can review:
Target townships and school districts
Estimated annual taxes for different price points
Monthly payment differences between areas
Long‑term affordability and resale positioning
