Montgomery County Property Taxes: Rates and Bills by City

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In tax year 2026, the median Montgomery County homeowner paid $5,995 in property taxes, a median effective rate of 4.18% of market value, compared with 2.75% statewide. Pennsylvania counties utilize base-year assessments that require adjustment by the state's Common Level Ratio (CLR) to reflect market value during appeals.

In Montgomery County, rates range from 1.63% in Bryn Athyn to 6.68% in Wyncote.

Median Montgomery County effective property tax rate: 4.18%
Median Montgomery County home value: $143,130
Median Montgomery County property tax bill: $5,995

Last Updated October 26, 2026

Montgomery County Property Tax Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

4.18%

Estimate Property Tax Bill

$5,983

$5,552

How Property Taxes Work in Montgomery County

The Montgomery County Assessment Office values real property based on values from the county's last comprehensive reassessment, called the base year. Because Pennsylvania does not mandate regular reassessments, base years can be decades old, causing assessed values to diverge from current market levels.

Your bill combines county, municipal, and school district taxes, with school taxes representing the largest portion. Rates are expressed in mills, where one mill equals $1 of tax per $1,000 of assessed value. Most tax bills in Montgomery County offer a 2% discount for early payment and add a penalty for late payment.

Property Tax Bills in Montgomery County

Source: Ownwell

$2,589

$11,874

$21,159

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 Montgomery County Effective Property Tax Rate

4.18%

Median Montgomery County Home Value

$143,130

Median Montgomery County Tax Bill

$5,995

What is the Median Effective Property Tax 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.

Because Pennsylvania counties use differing base years and assessment ratios, millage rates cannot be compared directly between jurisdictions; the effective rate is the only uniform way to evaluate true tax burdens across Montgomery County and the state.

Property Tax Rates and Bills by City

Rank	City	Median Effective Tax Rate	Median Home Value	Median Tax Bill	25th % Bill	75th % Bill	90th % Bill
1	Villanova	4.18%	$463,535	$19,359	$13,849	$26,860	$41,691
2	Gladwyne	4.18%	$450,645	$18,766	$13,157	$27,382	$42,332
3	Lower Gwynedd	2.98%	$614,750	$18,306	$10,898	$24,065	$25,386
4	Bryn Mawr	4.18%	$406,000	$16,955	$5,670	$24,974	$35,003
5	Gwynedd	2.98%	$448,745	$13,361	$8,046	$20,600	$23,845
6	Gwynedd Vly	2.98%	$444,155	$13,225	$10,994	$14,390	$15,758
7	Haverford	4.18%	$297,910	$12,441	$6,230	$26,620	$36,964
8	Penn Valley	4.18%	$294,490	$12,299	$4,735	$16,592	$21,797
9	Merion Station	4.18%	$277,160	$11,576	$8,234	$14,511	$19,171
10	Gwynedd Valley	2.98%	$381,570	$11,381	$9,885	$14,615	$21,988
11	Philadelphia	4.71%	$240,920	$11,348	$7,722	$22,334	$35,888
12	Fort Washington	4.88%	$239,190	$10,890	$8,421	$13,179	$15,502
13	Dresher	4.88%	$208,230	$10,152	$8,491	$14,325	$16,482
14	Wyncote	6.68%	$150,000	$10,018	$8,596	$11,782	$13,995
15	Huntingdon Valley	5.05%	$195,905	$9,722	$7,600	$12,043	$16,447
16	Wynnewood	4.18%	$229,205	$9,577	$6,227	$13,120	$17,303
17	Spring House	2.98%	$310,000	$9,265	$7,620	$10,561	$11,485
18	Radnor	3.08%	$292,025	$9,000	$6,816	$10,414	$14,266
19	Meadowbrook	4.63%	$187,340	$8,675	$7,693	$13,212	$13,811
20	Elkins Park	6.68%	$137,410	$8,615	$5,629	$11,064	$13,116
21	Worcester	3.79%	$228,050	$8,565	$6,866	$10,866	$17,652
22	Narberth	4.74%	$182,510	$8,497	$6,813	$10,814	$13,577
23	Cheltenham	6.68%	$124,150	$8,280	$7,016	$10,142	$12,355
24	Phoenixville	3.86%	$214,560	$8,263	$6,363	$10,992	$13,395
25	Ambler	3.93%	$198,010	$8,109	$5,232	$11,511	$15,053
26	Cedars	3.79%	$199,460	$8,058	$4,269	$8,720	$14,560
27	Bala Cynwyd	4.18%	$192,785	$8,051	$5,028	$10,939	$13,624
28	Jenkintown	4.63%	$153,885	$7,943	$5,708	$11,306	$16,045
29	Gulph Mills	3.08%	$252,455	$7,780	$6,643	$8,338	$8,489
30	Collegeville	4.08%	$180,780	$7,540	$5,714	$9,725	$12,121
31	Lederach	4.09%	$183,735	$7,508	$6,228	$8,913	$10,895
32	Chalfont	3.93%	$194,810	$7,443	$4,683	$14,178	$17,180
33	Flourtown	4.71%	$158,600	$7,276	$6,358	$9,443	$11,490
34	East Norriton	4.71%	$154,150	$7,261	$6,199	$8,230	$8,409
35	Wayne	3.08%	$230,175	$7,094	$5,586	$9,255	$14,692
36	Lower Merion	4.18%	$167,935	$7,014	$6,797	$7,493	$8,236
37	Colmar	4.00%	$173,260	$6,906	$5,829	$7,470	$8,001
38	Oreland	4.71%	$144,640	$6,855	$6,063	$7,866	$9,121
39	Upper Gwynedd	3.67%	$186,300	$6,835	$5,547	$8,831	$9,687
40	Schwenksville	4.22%	$163,580	$6,703	$4,566	$8,766	$10,879
41	Glenside	4.71%	$134,565	$6,599	$5,388	$8,398	$10,943
42	Blue Bell	3.16%	$207,350	$6,547	$5,050	$8,828	$11,888
43	Harleysville	4.09%	$161,190	$6,501	$4,917	$8,716	$11,245
44	Gilbertsville	3.76%	$158,005	$6,014	$4,778	$7,292	$8,335
45	Hatboro	4.75%	$129,075	$5,958	$5,263	$7,076	$8,526
46	Lafayette Hill	3.26%	$178,010	$5,820	$4,786	$8,142	$10,411
47	Souderton	4.02%	$137,015	$5,802	$4,862	$7,162	$8,792
48	Hatfield	4.00%	$144,930	$5,797	$4,573	$6,818	$7,878
49	Lansdale	4.05%	$145,730	$5,767	$4,487	$7,240	$9,246
50	Trappe	4.20%	$136,455	$5,729	$4,781	$7,106	$10,157
51	Linfield	3.87%	$152,150	$5,723	$4,347	$8,534	$9,556
52	Willow Grove	4.75%	$121,170	$5,717	$5,054	$6,482	$7,445
53	Telford	4.02%	$139,420	$5,662	$4,725	$7,303	$9,864
54	Ardmore	4.18%	$133,290	$5,564	$3,890	$8,173	$13,786
55	Zieglerville	3.76%	$146,660	$5,553	$4,578	$6,252	$7,388
56	North Wales	3.73%	$148,080	$5,540	$3,918	$8,047	$10,667
57	Barto	3.95%	$142,710	$5,480	$4,636	$6,895	$8,171
58	Perkiomenville	3.76%	$146,315	$5,455	$4,070	$7,146	$8,838
59	Norristown	4.71%	$108,235	$5,417	$4,124	$6,935	$9,104
60	Belmont Hills	4.18%	$128,630	$5,372	$4,777	$5,939	$6,587
61	Audubon	4.08%	$131,660	$5,370	$5,050	$6,035	$6,524
61	West Norriton	4.89%	$109,970	$5,370	$4,575	$7,043	$8,503
63	Abington	4.63%	$115,200	$5,330	$4,666	$6,380	$7,720
64	Rockledge	5.07%	$104,500	$5,302	$4,889	$6,161	$7,878
65	Royersford	3.87%	$133,180	$5,269	$4,048	$6,616	$8,514
66	Salfordville	3.94%	$140,235	$5,256	$4,970	$6,564	$9,234
67	Salford	3.94%	$133,165	$5,248	$4,674	$6,054	$6,265
68	West Point	3.67%	$141,500	$5,192	$4,368	$5,796	$6,864
69	Green Lane	3.43%	$145,710	$5,078	$3,763	$6,854	$8,632
70	Pottstown	4.92%	$92,440	$5,068	$3,984	$6,294	$7,599
71	Sassamansville	3.76%	$138,310	$5,039	$4,638	$6,271	$7,563
72	Tylersport	3.93%	$126,680	$4,979	$4,433	$5,497	$8,853
73	Bechtelsville	3.95%	$125,810	$4,952	$4,205	$5,886	$6,689
74	Eagleville	4.08%	$121,110	$4,939	$4,832	$5,356	$6,506
75	Plymouth Meeting	3.28%	$150,480	$4,934	$4,088	$5,928	$8,914
76	Oaks	3.86%	$126,650	$4,895	$4,271	$6,159	$8,312
77	Pennsburg	3.35%	$136,415	$4,892	$3,985	$5,961	$7,283
78	Woxall	3.94%	$123,445	$4,865	$4,133	$6,195	$6,648
79	Horsham	3.93%	$123,450	$4,853	$4,190	$6,405	$8,326
80	Creamery	4.19%	$114,990	$4,816	$4,438	$6,944	$8,258
81	Spring Mount	4.44%	$112,645	$4,812	$4,360	$5,778	$7,757
82	Boyertown	3.95%	$121,690	$4,798	$4,108	$5,552	$6,190
83	Skippack	4.19%	$112,885	$4,726	$4,510	$5,293	$5,804
84	Frederick	3.76%	$124,430	$4,578	$3,909	$5,292	$8,811
85	Sumneytown	3.43%	$120,005	$4,366	$3,587	$4,828	$5,522
86	King Of Prussia	3.08%	$139,485	$4,300	$3,648	$5,189	$6,630
87	Montgomeryville	3.73%	$115,145	$4,296	$4,212	$4,408	$5,282
88	Palm	3.35%	$126,590	$4,144	$3,562	$4,956	$6,380
89	East Greenville	3.88%	$107,100	$3,871	$3,171	$4,962	$6,514
90	Conshohocken	3.47%	$115,000	$3,852	$3,189	$5,200	$7,320
91	Bryn Athyn	1.63%	$225,435	$3,628	$2,744	$5,002	$7,889
92	Red Hill	3.48%	$102,670	$3,562	$2,741	$4,271	$4,888
93	Bridgeport	3.94%	$89,005	$3,380	$2,944	$3,976	$5,259
94	Penllyn	2.98%	$94,510	$2,815	$2,725	$3,549	$4,510
95	Mont Clare	3.86%	$67,095	$2,589	$2,132	$3,982	$4,973
—	Bally	N/A	N/A	N/A	N/A	N/A	N/A
—	Berwyn	N/A	N/A	N/A	N/A	N/A	N/A
—	Bridgewater	N/A	N/A	N/A	N/A	N/A	N/A
—	Earlington	N/A	N/A	N/A	N/A	N/A	N/A
—	Eklins Rk	N/A	N/A	N/A	N/A	N/A	N/A
—	Elking Rk	N/A	N/A	N/A	N/A	N/A	N/A
—	Fairlawn	N/A	N/A	N/A	N/A	N/A	N/A
—	Fairview Village	N/A	N/A	N/A	N/A	N/A	N/A
—	Fruitville	N/A	N/A	N/A	N/A	N/A	N/A
—	Ft Washington	N/A	N/A	N/A	N/A	N/A	N/A
—	Havertown	N/A	N/A	N/A	N/A	N/A	N/A
—	Hollywood	N/A	N/A	N/A	N/A	N/A	N/A
—	Huntingdon	N/A	N/A	N/A	N/A	N/A	N/A
—	Kulpsville	N/A	N/A	N/A	N/A	N/A	N/A
—	Langhorne	N/A	N/A	N/A	N/A	N/A	N/A
—	Limerick	N/A	N/A	N/A	N/A	N/A	N/A
—	Line Lexington	N/A	N/A	N/A	N/A	N/A	N/A
—	Lm	N/A	N/A	N/A	N/A	N/A	N/A
—	Lower Salford	N/A	N/A	N/A	N/A	N/A	N/A
—	Maple Glen	N/A	N/A	N/A	N/A	N/A	N/A
—	Penn Wynne	N/A	N/A	N/A	N/A	N/A	N/A
—	Perkasie	N/A	N/A	N/A	N/A	N/A	N/A
—	Quakertown	N/A	N/A	N/A	N/A	N/A	N/A
—	Roslyn	N/A	N/A	N/A	N/A	N/A	N/A
—	Rushland	N/A	N/A	N/A	N/A	N/A	N/A
—	Rydal	N/A	N/A	N/A	N/A	N/A	N/A
—	Sanatoga	N/A	N/A	N/A	N/A	N/A	N/A
—	Stowe	N/A	N/A	N/A	N/A	N/A	N/A
—	Swedeland	N/A	N/A	N/A	N/A	N/A	N/A
—	Townsend	N/A	N/A	N/A	N/A	N/A	N/A
—	West Conshohocken	N/A	N/A	N/A	N/A	N/A	N/A
—	Wyndmoor	N/A	N/A	N/A	N/A	N/A	N/A
—	Zionsville	N/A	N/A	N/A	N/A	N/A	N/A

Source: Ownwell

How to Appeal Your Property Taxes in Montgomery County

You can appeal your assessment if your assessed value is too high compared with your home's current market value adjusted by Montgomery County's Common Level Ratio (CLR).

Check your assessment against the CLR
Compare your assessed value with your home's estimated market value multiplied by the county's Common Level Ratio (CLR). The state publishes the CLR annually to reflect the relationship between assessed values and real market values.
File an annual appeal
Submit your appeal form to the Montgomery County Board of Assessment Appeals by August 1 for the upcoming tax year.
Gather valuation evidence
Assemble evidence showing fair market value, such as recent comparable sales of similar nearby homes, an independent appraisal, or photos documenting structural defects.
Board hearing
The Board of Assessment Appeals hears evidence from you and county assessors and issues a written decision. School districts and municipalities may also attend the hearing.
Further appeal
If you disagree with the board's decision, you can appeal to the Montgomery County Court of Common Pleas within 30 days of the decision notice.

Pennsylvania Property Tax Exemptions

Homeowners in Montgomery County can lower their taxable property values through state-authorized exemptions:

Homestead and Farmstead Exclusion: The homestead and farmstead exclusion reduces school taxes on a primary residence and is funded by state gaming revenues. Apply with the Montgomery County Assessment Office by March 1.
Property Tax/Rent Rebate Program: Income-eligible seniors age 65 and older, widows and widowers age 50 and older, and adults with permanent disabilities may qualify for annual state tax rebates.
Disabled Veterans Exemption: 100% permanently disabled veterans with financial need may qualify for complete exemption from real estate taxes.

Key Dates

Date	What Happens
March 1	Homestead and farmstead exclusion application deadline
Spring	County and municipal tax bills mailed (early payment discount applies)
July to August	School district tax bills mailed
August 1	Annual property tax appeal deadline with the Montgomery County Board of Assessment Appeals
December 31	Final deadline to pay annual tax bills without further penalty

Frequently Asked Property Tax Questions in Montgomery County

What is the average property tax rate in Montgomery County?

The median effective property tax rate in Montgomery County is 4.18% of a home's market value. On the median Montgomery County home value of $143,130, that's about $5,983 per year. Rates range from 1.63% in Bryn Athyn to 6.68% in Wyncote.

Which city in Montgomery County has the highest and lowest property taxes?

Wyncote has the highest median effective property tax rate in the county at 6.68%, while Bryn Athyn has the lowest effective rate at 1.63%.

Why are property taxes high in Montgomery County?

Pennsylvania school districts rely heavily on local property taxes for funding. In Montgomery County, multiple taxing layers—county government, local municipality, and school district—each levy independent millage rates that combine into your total bill.

When is the property tax appeal deadline in Montgomery County?

The standard annual deadline to file an assessment appeal with the Montgomery County Board of Assessment Appeals is August 1.

What is the Common Level Ratio (CLR) in Pennsylvania?

The Common Level Ratio represents the average relationship between a county's assessed base-year values and current market values. It is applied during appeals to determine whether your property is being assessed equitably compared to market norms.

Can taxing bodies appeal my property assessment in Montgomery County?

Yes. School districts and local taxing authorities have the legal authority to file appeals on properties they believe are under-assessed, most frequently after a recent property sale.

Is it worth appealing property taxes in Montgomery County?

Yes. Because base years remain static for long periods, shifts in neighborhood values and updates to the county's Common Level Ratio often create significant opportunities to lower inflated assessments.