Montgomery County, New York Property Taxes
Property Taxes in Montgomery County, New York
Median Montgomery County effective property tax rate: 2.17%, significantly higher than the national median of 1.02%.
Median Montgomery County home value: $135,185
Median annual Montgomery County tax bill: $2,969, higher than the national median property tax bill of $2,400.
How are property taxes in Montgomery County calculated?
Property taxes in Montgomery County are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Montgomery County or another part of Montgomery County, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Montgomery County, New York Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
2.17%
Estimate Property Tax Bill
$2,934
$2,722
How Does the Montgomery County Property Tax Calculator Work?
Use this Montgomery County property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Montgomery County's median effective tax rate of 2.17% to generate your estimate.
Enter your property's estimated assessed value — the figure the assessment office assigns for tax purposes, which is typically lower than market value after applicable exemptions. Our calculator uses the median effective rate for a more accurate estimate than the statutory millage rate alone.
Your actual bill may vary based on your specific exemptions, local school district levies, and any special assessment districts that apply to your property. Montgomery County's median tax rate is higher than the New York median of 1.90%, and the median tax bill of $2,969 is $569 higher than the state median.
For a more precise estimate, scroll down to explore city and ZIP code-level tax rate trends across Montgomery County.
Property Tax Rates Across Montgomery County, New York
What Are Effective Property Tax Rates Across Montgomery County?
Local government entities set tax rates, which vary widely across Montgomery County. Each year, the county estimates its budget for public services and divides that total by the assessed value of all taxable property within its jurisdiction.
Below, compare Montgomery County's effective property tax rate to other counties in New York or the U.S. median of 1.02%.
Montgomery County's median effective rate stands at 2.17%, which is higher than the national median of 1.02%. Within Montgomery County, the highest rate is found in FORT PLAIN at 2.62%, while FORT JOHNSON has the lowest at 1.68%.
These variations reflect differences in local school district levies, special district levies assessments, and special district bonds — which compound the base county rate.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Montgomery County Tax Rate
2.17%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective New York Tax Rate
1.90%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Montgomery County, New York
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amsterdam | 1.91% | 2.05% | 2.05% | 2.08% | 2.18% |
| Canajoharie | 1.99% | 2.48% | 2.49% | 2.49% | 2.92% |
| Cherry Valley | 1.93% | 1.94% | 1.94% | 2.31% | 3.02% |
| Delanson | 1.23% | 1.96% | 2.08% | 2.13% | 2.28% |
| Esperance | 2.20% | 2.34% | 2.34% | 2.63% | 3.60% |
| Fonda | 1.96% | 2.09% | 2.21% | 2.21% | 2.22% |
| Fort Hunter | 2.11% | 2.18% | 2.18% | 2.18% | 2.18% |
| Fort Johnson | 1.16% | 1.16% | 1.68% | 2.16% | 2.16% |
| Fort Plain | 1.98% | 2.49% | 2.62% | 2.77% | 4.06% |
| Fultonville | 1.94% | 2.17% | 2.17% | 2.21% | 2.81% |
| Hagaman | 1.85% | 1.98% | 1.98% | 1.98% | 2.18% |
| Johnstown | 1.95% | 2.21% | 2.21% | 2.21% | 2.21% |
| Nelliston | 2.41% | 2.55% | 2.55% | 2.55% | 4.56% |
| Palatine Bridge | 2.20% | 2.50% | 2.50% | 2.69% | 3.04% |
| Pattersonville | 0.89% | 1.46% | 2.08% | 2.46% | 2.46% |
| Saint Johnsville | 2.25% | 2.25% | 2.25% | 2.75% | 3.56% |
| Sharon Springs | 1.74% | 1.98% | 2.49% | 2.49% | 2.54% |
| Sloansville | 2.49% | 2.55% | 2.55% | 2.69% | 3.64% |
| Sprakers | 2.04% | 2.33% | 2.55% | 2.55% | 3.52% |
| Tribes Hill | 1.94% | 2.09% | 2.09% | 2.25% | 2.25% |
| St Johnsville | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Montgomery County, New York
When examining property taxes in Montgomery County, understanding the distinction between market value and assessed value is crucial.
The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Montgomery County appraisal district estimates the market value for tax purposes.
The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
Assessment notices:
In Montgomery County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of May.
Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Montgomery County.
For example, the median tax bill in Montgomery County is $2,969, with tax bills ranging significantly across the county. Johnstown has the highest median home price at $225,820.
Property Tax Assessment Values Across Montgomery County, New York
Source: Ownwell
$70,370
$148,095
$225,820
Median Montgomery County Market Value
$135,185
Median New York Market Value
$312,500
Median United States Market Value
$235,294
Property Tax Assessment Values Across Montgomery County, New York
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amsterdam | $76,923 | $105,128 | $141,026 | $184,615 | $257,692 |
| Canajoharie | $67,358 | $94,325 | $123,500 | $176,300 | $265,300 |
| Cherry Valley | $18,077 | $50,128 | $90,513 | $167,900 | $208,846 |
| Delanson | $84,379 | $159,172 | $205,917 | $312,722 | $416,332 |
| Esperance | $56,170 | $107,317 | $180,000 | $253,984 | $330,927 |
| Fonda | $65,705 | $109,672 | $166,230 | $233,934 | $311,475 |
| Fort Hunter | $68,165 | $106,509 | $136,094 | $160,651 | $184,024 |
| Fort Johnson | $65,385 | $88,654 | $116,692 | $187,692 | $314,616 |
| Fort Plain | $42,179 | $69,808 | $105,179 | $162,885 | $245,769 |
| Fultonville | $59,725 | $104,264 | $157,250 | $223,739 | $293,890 |
| Hagaman | $73,000 | $101,538 | $143,077 | $211,730 | $264,769 |
| Johnstown | $85,410 | $138,115 | $225,820 | $326,550 | $393,443 |
| Nelliston | $53,846 | $75,769 | $102,564 | $126,923 | $156,410 |
| Palatine Bridge | $67,898 | $102,564 | $141,026 | $190,513 | $259,754 |
| Pattersonville | $59,172 | $135,799 | $183,432 | $229,882 | $317,278 |
| Saint Johnsville | $34,444 | $50,370 | $70,370 | $104,815 | $165,667 |
| Sharon Springs | $57,984 | $98,225 | $145,846 | $225,228 | $379,550 |
| Sloansville | $31,204 | $79,675 | $169,350 | $213,821 | $305,805 |
| Sprakers | $48,780 | $87,805 | $145,528 | $221,463 | $316,098 |
| Tribes Hill | $74,384 | $105,578 | $167,049 | $209,549 | $266,262 |
| St Johnsville | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Montgomery County, New York
Property tax bills in Montgomery County are based on the assessed value of a home and the local tax rate applied to that value. When a property’s market value rises, the assessed value can increase as well, which may lead to a higher tax bill. Homeowners in the county should also expect differences by location, since tax bills can vary across cities and neighborhoods.
The median home price in Montgomery County is $135,185, and the median property tax bill is $2,400, which matches the national median tax bill. That means many homeowners pay a bill close to the U.S. average, but the actual amount can still vary widely. In fact, the 25th percentile tax bill is $2,068, while the 75th percentile is $4,278 and the 90th percentile reaches $6,034. Johnstown has the highest median tax bill at $4,930, while Fort Johnson has the lowest at $1,685.
Median Montgomery County Tax Bill
$2,969
Median New York Tax Bill
$5,420
Median United States Tax Bill
$2,400
Property Tax Bills Across Montgomery County, New York
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amsterdam | $1,504 | $2,106 | $2,843 | $3,831 | $5,269 |
| Canajoharie | $1,691 | $2,345 | $3,110 | $4,403 | $6,354 |
| Cherry Valley | $335 | $1,362 | $1,902 | $3,496 | $6,098 |
| Delanson | $1,541 | $3,452 | $3,961 | $5,029 | $7,221 |
| Esperance | $1,410 | $2,775 | $4,590 | $6,421 | $8,201 |
| Fonda | $1,453 | $2,477 | $3,665 | $5,067 | $6,635 |
| Fort Hunter | $1,271 | $2,400 | $3,086 | $3,723 | $4,405 |
| Fort Johnson | $855 | $1,085 | $1,685 | $4,132 | $6,556 |
| Fort Plain | $1,220 | $1,912 | $2,888 | $4,396 | $6,377 |
| Fultonville | $1,355 | $2,285 | $3,501 | $4,878 | $6,623 |
| Hagaman | $1,415 | $1,991 | $2,817 | $4,153 | $5,155 |
| Johnstown | $1,864 | $3,356 | $4,930 | $6,666 | $8,187 |
| Nelliston | $1,313 | $1,938 | $2,809 | $3,683 | $4,751 |
| Palatine Bridge | $1,875 | $2,687 | $3,595 | $4,814 | $6,417 |
| Pattersonville | $1,188 | $2,090 | $3,342 | $4,376 | $6,283 |
| Saint Johnsville | $861 | $1,231 | $1,798 | $2,854 | $4,162 |
| Sharon Springs | $987 | $2,517 | $3,004 | $5,065 | $6,770 |
| Sloansville | $797 | $2,370 | $4,595 | $6,536 | $7,731 |
| Sprakers | $1,325 | $2,250 | $3,627 | $5,287 | $7,298 |
| Tribes Hill | $1,668 | $2,320 | $3,463 | $4,367 | $5,589 |
| St Johnsville | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Don't miss the deadline to file a grievance!
Dates | |
|---|---|
| Appeal Deadline | May 26 |
Links | |
|---|---|
| Montgomery Assessment Review Commission | |
| Website | www.co.montgomery.ny.us |