Montgomery County Property Tax
Homeowners in Montgomery County, Maryland pay a median $5,539 in property tax each year, or 0.86% of a median home value of $640,300. That rate is 11% lower than the Maryland median and 8% lower than the national median of 0.94%.
Updated November 2026 · medians from the Census Bureau's 2020-2024 American Community Survey
Look up, pay or appeal your Montgomery County property tax
This site estimates taxes; your actual bill, payments and appeals are handled by these official county offices.
- Department of Finance — Look up and pay your property tax bill: apps.montgomerycountymd.gov/realpropertytax
- Maryland SDAT real property search — Look up your property's assessed value (assessments are set by the state): sdat.dat.maryland.gov/RealProperty/Pages/default.aspx
- SDAT assessment appeals — Appeal a reassessment within 45 days of the notice: dat.maryland.gov/realproperty/Pages/Assessment-Appeal-Process.aspx
Montgomery County property tax calculator
Key property tax dates in Montgomery County
- Late DecemberReassessment notices are mailed for the third of properties revalued that year.
- 45 days after the noticeDeadline to appeal a reassessment to SDAT.
- First working day after January 1Deadline for a petition for review in a non-reassessment year.
- July 1Tax year begins; bills are mailed in July.
- September 30Annual bill or first half due.
- December 31Second half due for owner-occupied homes.
Statewide deadlines; if a deadline falls on a weekend or holiday it moves to the next business day. Check the county office for local hearing dates.
Worked example: a median-value home in Montgomery County
At the county's median effective rate of 0.86%, a home worth $640,300 — the county median — pays about $5,539 a year. The effective rate already reflects typical exemptions and assessment levels.
| Levy | Rate | Taxable value | Tax |
|---|---|---|---|
| Median effective rate | 0.86% | $640,300 | $5,539 |
| Total | $5,539 |
That is $462 a month — what a lender would typically collect in escrow with each mortgage payment.
Property tax at different home values in Montgomery County
| Home value | Estimated annual tax | Monthly (estimated annual tax) |
|---|---|---|
| $300,000 | $2,595 | $216 |
| $400,000 | $3,460 | $288 |
| $500,000 | $4,325 | $360 |
| $750,000 | $6,488 | $541 |
| $1,000,000 | $8,650 | $721 |
| $1,500,000 | $12,975 | $1,081 |
Based on the median effective rate in Montgomery County (0.86%).
How Montgomery County compares
| Montgomery County | Maryland | United States | |
|---|---|---|---|
| Median effective rate | 0.86% | 0.97% | 0.94% |
| Median annual property tax | $5,539 | $4,093 | $3,119 |
| Median home value | $640,300 | $419,900 | $332,700 |
| Median owner household income | $172,408 | $129,423 | $100,009 |
| Median tax as share of income | 3.2% | 3.2% | 3.1% |
| Median tax, homes with a mortgage | $5,457 | $4,195 | — |
| Median tax, homes without a mortgage | $5,725 | $3,856 | — |
14 counties have a higher median effective rate in Maryland, and 9 a lower one. Medians come from the Census Bureau's 2020-2024 American Community Survey.
How property tax works in Maryland
- Who sets the value:the State Department of Assessments and Taxation (SDAT), not the county, values every property once every three years (a third of the state each year). Homes are taxed on 100% of that value; an increase is phased in over three years, while a decrease takes effect at once.
- Who sets the rates:rates are per $100 of assessed value: a small state rate ($0.112) plus the county rate, and a town rate if you live inside a municipality.
- Homestead tax credit:caps the yearly increase in your taxable assessment at 10% for the state tax and at 10% or less for county tax (many counties set a lower cap). It needs a one-time application to SDAT and applies only to your principal residence.
- Homeowners' tax credit:a separate, income-based credit limits the tax on a principal residence to a share of household income. Apply to SDAT every year.
- When it's due:the tax year starts July 1 and bills are mailed in July. Owner-occupied homes pay in two halves, by September 30 and December 31, unless both are paid by September 30.
How to lower your property tax in Montgomery County
- Apply for the homestead tax credit with SDAT if your home is your principal residence; without the one-time application your taxable value can rise with the full reassessment.
- Check whether you qualify for the homeowners' property tax credit, which is based on income and has to be filed every year.
- Appeal a reassessment within 45 days of the notice date if SDAT's value is above what your home would sell for; recent nearby sales are the strongest evidence.
- In the two years between reassessments you can still file a petition for review by the first working day after January 1.
Frequently asked questions
What is the property tax rate in Montgomery County?
The median effective property tax rate in Montgomery County, Maryland is 0.86%: homeowners pay a median $5,539 a year on homes with a median value of $640,300. Your own rate depends on the taxing units at your address and the exemptions you claim.
How does Montgomery County compare with the rest of Maryland?
Its median effective rate is 11% lower than the Maryland median of 0.97%, ranking 15th highest of 24 counties with data. The median tax bill of $5,539 is 35% higher than the statewide $4,093.
Do homeowners with a mortgage pay more property tax in Montgomery County?
Owners with a mortgage pay a median $5,457 a year, against $5,725 for owners without one. The difference mostly reflects home values — newer buyers tend to own more expensive, more recently assessed homes — not a different tax rate.
What share of income do Montgomery County homeowners spend on property tax?
The median homeowner household in Montgomery County earns $172,408 a year, so the median property tax bill of $5,539 is about 3.2% of income, against 3.2% across Maryland and 3.1% nationally.
How do I estimate my Montgomery County property tax bill?
Multiply your home's taxable value by the combined rate of every taxing unit that covers your address, after subtracting exemptions. The calculator above does this using the county's median effective rate. For the exact amount, look up your property with the county's appraisal or assessment office.
Looking for a different Montgomery County?
17 other states have a Montgomery County. Median property tax in each:
| County | Effective rate | Median tax | Median home value |
|---|---|---|---|
| Montgomery County, Pennsylvania | 1.34% | $5,875 | $436,700 |
| Montgomery County, Texas | 1.52% | $5,268 | $346,200 |
| Montgomery County, Ohio | 1.73% | $3,127 | $180,900 |
| Montgomery County, Tennessee | 0.61% | $1,697 | $280,200 |
| Montgomery County, Alabama | 0.41% | $702 | $171,900 |
| Montgomery County, Virginia | 0.74% | $2,249 | $304,600 |
| Montgomery County, New York | 2.46% | $3,872 | $157,500 |
| Montgomery County, Indiana | 0.65% | $1,116 | $171,800 |
| Montgomery County, Kansas | 1.73% | $1,754 | $101,700 |
| Montgomery County, Kentucky | 0.73% | $1,265 | $172,200 |
| Montgomery County, Illinois | 1.68% | $1,887 | $112,300 |
| Montgomery County, North Carolina | 0.64% | $1,037 | $161,700 |
| Montgomery County, Missouri | 0.76% | $1,351 | $178,700 |
| Montgomery County, Iowa | 1.65% | $2,007 | $121,400 |
| Montgomery County, Mississippi | 1.00% | $1,269 | $126,800 |
| Montgomery County, Georgia | 1.04% | $1,204 | $115,500 |
| Montgomery County, Arkansas | 0.32% | $479 | $151,900 |
Sources
- Median taxes paid, home values, owner counts and owner household income: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates, tables B25103, B25077, B25003 and B25119.
- How the figures are calculated: methodology.