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What Does the Average Montgomery County Homeowner Pay in Property Taxes?
Montgomery County is one of the fastest-growing counties in Texas, with a rapidly expanding suburban landscape stretching from The Woodlands to Conroe and beyond. Here's what a typical homeowner pays and how that compares to your bill.
Median Home Value
$305K
MCAD 2024 data
Avg. Annual Homesteaded Bill
$3,850
All taxing units combined
Effective Tax Rate
1.4%-2.2%
Among highest in Texas
Properties MCAD Values
360K+
Across all of Montgomery County
Is your bill fair and equal this year?
You may be overassessed. A $30,000 overvaluation costs you about $700 every single year, and compounds each year you don't challenge it. Ownwell can tell you in seconds.
Why Montgomery County Property Tax Bills Vary So Widely
With over 150 Municipal Utility Districts — one of the most complex special district landscapes in the state — and a fast-growing population that has consistently outpaced the appraisal district's capacity to inspect each property, this is a county where knowing your assessed value matters. With no state income tax, Texas local governments fund public services almost entirely through property taxes, and Montgomery County homeowners feel that burden acutely.
Complex Taxing Structure
Montgomery County has over 150 Municipal Utility Districts (MUDs) layered on top of county, Lone Star College, hospital district, city, and school taxes. Rates range from about 1.4% in The Woodlands to 2.5%+ in newer MUD-heavy master-planned communities, a wider spread than almost any other Texas county.
Mass Appraisal Limitations
MCAD values hundreds of thousands of properties using statistical models rather than individual inspections. Montgomery County's rapid growth, wide variety of master-planned communities, and significant home value appreciation make it hard for automated models to accurately capture individual property conditions and values.
Rising Assessments, 20% Cap for Most Non-Homestead Properties
Texas caps annual assessed value increases at 10% for homesteaded properties. Most non-homestead properties under $5M have a 20% circuit breaker cap (effective through 2026).
Multiple Countywide Special Districts
With over 150 MUDs, Montgomery County's special-district landscape is among the most complex in Texas. MUD rates range from just $0.07–$0.17 in The Woodlands to over $1.00 per $100 in newer communities, and many homeowners don't realize their MUD assessed value can be protested, too.
Montgomery County Property Tax Rates by Taxing Entity
Your total Montgomery County property tax bill is calculated by multiplying your assessed value by the combined rate of all applicable taxing entities.
Every property is subject to multiple overlapping jurisdictions: the county, Lone Star College, the hospital district, your city, your school district, and any MUD covering your address. Montgomery County's own rate has fallen 21% since 2019, but rising home values have pushed actual bills higher. Rates below reflect 2025 adopted rates; 2026 rates are not set until fall 2026.
| Taxing Entity | 2025 Rate (per $100 assessed value) | Notes |
|---|---|---|
| Montgomery County | $0.3790 | Approximate; subject to annual adjustment |
| Lone Star College | $0.1060 | Applies countywide |
| MC Hospital District | $0.0473 | Applies countywide |
| City of Conroe | $0.4272 | City of Conroe residents only |
| Conroe ISD | $0.9496 | Largest ISD; ~50% of a typical Conroe bill |
| Magnolia ISD | $0.9583 | West Montgomery County |
| Willis ISD | $1.0349 | East-central Montgomery County |
| Montgomery ISD | $1.0912 | Central Montgomery County |
| MUD Districts | Varies by location | Over 150 MUDs; can add $0.07–$1.00+ per $100 |
| Typical Combined Rate | 1.4% - 2.2% | Varies by address; can exceed 2.5% in newer MUD-heavy areas |
Rates are approximate and sourced from MCAD public records. Verify your exact rates at mcad-tx.org/tax-information.
How MCAD Calculates Your Assessed Value and What Can Go Wrong
Two values appear on your notice: market value and assessed value. For homesteaded properties, the 10% annual cap means your taxable assessed value can rise no more than 10% per year, even if your market value rose 25%. For non-homesteaded properties, there is a 20% cap on properties under $5 million.
Scale-Driven Errors
MCAD values over 360,000 properties. A 5% error rate means 18,000+ are overvalued in any given year.
Neighborhood Boundary Issues
Broad boundaries mean homes at the edges may be compared to properties in very different micro-markets.
Condition & Maintenance Ignored
Deferred maintenance, aging systems, and functional obsolescence are rarely captured by MCAD's automated models.
Informal Offers Are a Starting Point
MCAD's informal hearing process resolves protests quickly for the district. Montgomery County's fast-growing master-planned communities and wide valuation gaps between neighborhoods mean first offers frequently don't reflect true market value. Ownwell pushes further when the data supports a greater reduction.
Montgomery County Property Tax Protest Dates for 2026
Missing the protest deadline means waiting another full year and paying the overassessment again. Ownwell files on your behalf before the deadline so you never miss your window.
| Date | What Happens |
|---|---|
| January 1, 2026 | Valuation date — MCAD assesses your property's value as of this date |
| ~April 15, 2026 | MCAD expected to begin mailing Notices of Appraised Value |
| April 30, 2026 | Deadline to file homestead exemption for the 2026 tax year |
| May 15, 2026Key Date | Protest filing deadline, or 30 days after your notice is mailed, whichever is later. Ownwell files for you. |
| June - October 2026 | Informal reviews and ARB hearings — Ownwell attends and negotiates on your behalf |
| October 2026 | Tax bills mailed by Montgomery County Tax Assessor-Collector |
| January 31, 2027 | Tax payment due; penalties begin February 1 for unpaid balances |
Montgomery County Exemptions You May Be Missing
Exemptions reduce your taxable assessed value before the tax rate is applied. Filing for every exemption you qualify for and protesting your assessed value work together to minimize your bill. Ownwell can help you identify and file for all applicable exemptions.
School district taxable assessed value is reduced by $140,000 for your primary residence (new for 2026). File by April 30. Available to all primary residence owners in Montgomery County.
An additional $60,000 reduction on your school district taxable value, plus a tax ceiling that freezes your school district tax amount. Applies to qualified seniors and disabled homeowners.
Partial or full exemption based on VA disability rating. Veterans with a 100% disability rating pay zero property tax in Texas. Surviving spouses may also qualify.
Ownwell Handles Your Montgomery County Protest From Start to Finish
Protesting your Montgomery County property taxes with Ownwell takes less than five minutes to start. Our technology analyzes your property, builds your case, and handles every step with MCAD — so you never have to attend a hearing or file a single form.
Enter Your Address
Ownwell instantly analyzes your property and identifies your best path to a reduction.
We Build Your Case
Our technology and local experts compare your assessment against real market data and comparable sales.
We File & Attend
Ownwell files your protest with MCAD and represents you through informal review and ARB hearings.
You Save
You only pay a percentage of the savings we secure. No reduction means no fee — ever.
How to Pay Your Montgomery County Property Taxes
Penalties and interest begin accruing on February 1 for any unpaid balance. If you have a pending protest, you are still responsible for paying by the deadline to avoid penalties — any overpayment will be refunded after a successful protest.
Pay Online
Visit actweb.acttax.com (Montgomery) to pay by credit card, debit card, or eCheck using your property account number.
Pay by Mail
Send a check payable to Tammy J. McRae, Montgomery County Tax Assessor-Collector, at the address on your tax statement. Include the payment stub.
Pay In Person
Visit any Montgomery County Tax Office location with your tax statement or property account number.
Payment Plans
Qualifying homesteaded properties may enroll in installment payment options. Contact the Tax Assessor-Collector's office for eligibility details.