Property Taxes in Belmont Hills, Pennsylvania
Median Belmont Hills, Pennsylvania effective property tax rate: 4.18%, significantly higher than the national median of 1.02%, and higher than the Pennsylvania state median of 2.75%.
Median Belmont Hills, Pennsylvania home value: $128,630
Median annual Belmont Hills, Pennsylvania tax bill: $5,372, $2,972 higher than the national median property tax bill of $2,400.
How are property taxes in Montgomery calculated?
Property taxes in Belmont Hills, Pennsylvania 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 Belmont Hills's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Belmont Hills, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
How Does the Belmont Hills Property Tax Calculator Work?
Use this Belmont Hills property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Belmont Hills' median effective tax rate of 4.18% — based on actual property records in Montgomery County — to generate your estimate.
Enter your property's estimated assessed value — the figure used to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Belmont Hills' median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Your bill may vary by ZIP code within Belmont Hills: rates are the same across the area, with the highest median property tax bill of $5,372 in 19004 and the lowest median property tax bill of $5,372 in 19004.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Belmont Hills.
About Belmont Hills Property Taxes
About Property Taxes in Belmont Hills, Montgomery, Pennsylvania
Belmont Hills's median effective property tax rate of 4.18% is higher than the Pennsylvania state median of 2.75% and higher than the national median of 1.02%. This rate reflects the Montgomery County base levy combined with local school district levies and special taxing districts that vary by subdivision throughout the city.
Property tax rates are not uniform across Belmont Hills. Homeowners in the 19004 ZIP code carry a median effective rate of 4.18%, while those in the lowest ZIP code also pay 4.18%. This spread reflects how school district boundaries and local assessment districts are drawn across Montgomery County. Understanding which part of Belmont Hills you live in can make a meaningful difference to your annual tax bill.
Belmont Hills homeowners who believe their assessed value is too high can file a formal appeal with the Tax Assessor before the August 1, 2026 deadline each year.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across Belmont Hills, Montgomery County, Pennsylvania
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare Belmont Hills's effective property tax rate to other cities in Pennsylvania and the median property tax rates in Pennsylvania and the U.S.
Property Tax Rates Across Belmont Hills, Montgomery County, Pennsylvania
Source: Ownwell
1.63%
4.15%
6.68%
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 Belmont Hills Tax Rate
4.18%
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
4.18%
Median Effective Pennsylvania Tax Rate
2.75%
Median Effective United States Tax Rate
1.27%
Property Tax Rates Across Belmont Hills, Montgomery County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 19004 | 4.18% | 4.18% | 4.18% | 4.18% | 4.18% |
Source: Ownwell
Property Tax Assessment Values Across Belmont Hills, Montgomery County, Pennsylvania
When examining property taxes in Belmont Hills, Pennsylvania, 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 the month when notices are sent.
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 Belmont Hills.
For example, the median home price in Belmont Hills is $128,630, with tax bills ranging significantly across the county. 19004 has the highest median home price at $128,630.
Property Tax Assessment Values Across Belmont Hills, Montgomery County, Pennsylvania
Source: Ownwell
$67,095
$340,923
$614,750
Median Belmont Hills Market Value
$128,630
Median Montgomery County Market Value
$143,130
Median Pennsylvania Market Value
$118,310
Median United States Market Value
$274,101
Property Tax Assessment Values Across Belmont Hills, Montgomery County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 19004 | $96,320 | $114,370 | $128,630 | $142,200 | $157,700 |
Source: Ownwell
Property Tax Bills Across Belmont Hills, Montgomery County, Pennsylvania
Property tax bills in Belmont Hills are calculated by applying the local property tax rate to a home’s assessed value, which is based on the market value of the property. The assessed value is the starting point for determining what a homeowner owes, and it can change when a home’s market value changes or when local assessments are updated. For homeowners in Montgomery County, this means the tax bill reflects both the value of the property and the tax rates set by local taxing authorities.
With a median home price of $128,630, property taxes can still be a major expense. The median tax bill in the area is $5,372, which is well above the national median property tax bill of $2,400 and the national median property tax rate of 1.02%. Bills in the area also vary, with the 25th percentile at $4,777 and the 75th percentile at $5,939. Higher property taxes can affect monthly budgets, home affordability, and long-term ownership costs for Belmont Hills homeowners.
Property Tax Bills Across Belmont Hills, Montgomery County, Pennsylvania
Source: Ownwell
$2,589
$11,874
$21,159
Median Belmont Hills Tax Bill
$5,372
Median Montgomery County Tax Bill
$5,995
Median Pennsylvania Tax Bill
$3,050
Median United States Tax Bill
$3,209
Property Tax Bills Across Belmont Hills, Montgomery County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 19004 | $4,023 | $4,777 | $5,372 | $5,939 | $6,587 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | August 1 |
Links | |
|---|---|
| Montgomery Tax Assessor | |
| Website | propertyrecords.montcopa.org |