Property Taxes in Lower Merion, Pennsylvania
Median Lower Merion, 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 Lower Merion, Pennsylvania home value: $167,935
Median annual Lower Merion, Pennsylvania tax bill: $7,014, $4,614 higher than the national median property tax bill of $2,400.
How are property taxes in Montgomery calculated?
Property taxes in Lower Merion, 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 Lower Merion's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Lower Merion, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
How Does the Lower Merion Property Tax Calculator Work?
Use this Lower Merion property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Lower Merion's 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 the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Lower Merion's 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 Lower Merion: rates range from 4.18% in 19083 to 4.18% in 19083, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Lower Merion.
About Lower Merion Property Taxes
About Property Taxes in Lower Merion, Montgomery, Pennsylvania
Lower Merion’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 township.
Property tax rates are not uniform across Lower Merion. Homeowners in ZIP code 19083 carry a median effective rate of 4.18%, while the lowest rate is also 4.18%. This reflects how school district boundaries and local assessment districts are drawn across Montgomery County. Understanding which part of Lower Merion you live in can make a meaningful difference to your annual tax bill.
The median property tax bill is $7,014, which is higher than the Pennsylvania median and $4,614 above the state tax bill difference noted here. Homeowners who believe their assessed value is too high can file a formal appeal with the Tax Assessor before August 1, 2026.
If your estimated bill 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 Lower Merion, 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 Lower Merion'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 Lower Merion, 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 Lower Merion 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 Lower Merion, Montgomery County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 19083 | 4.18% | 4.18% | 4.18% | 4.18% | 4.18% |
Source: Ownwell
Property Tax Assessment Values Across Lower Merion, Montgomery County, Pennsylvania
When examining property taxes in Lower Merion, 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 Lower Merion.
For example, the median home price in Lower Merion is $167,935, with tax bills ranging significantly across the county. 19083 has the highest median home price at $167,935.
Property Tax Assessment Values Across Lower Merion, Montgomery County, Pennsylvania
Source: Ownwell
$67,095
$340,923
$614,750
Median Lower Merion Market Value
$167,935
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 Lower Merion, Montgomery County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 19083 | $153,850 | $162,748 | $167,935 | $179,415 | $197,220 |
Source: Ownwell
Property Tax Bills Across Lower Merion, Montgomery County, Pennsylvania
Property tax bills in Lower Merion are calculated by multiplying a home’s assessed value by the local tax rate, so the assessed value is the key factor in determining what homeowners owe. Local taxing authorities set the rate, and the bill reflects the combined impact of county, municipal, and school taxes. When assessed values rise, tax bills can increase even if the market stays relatively stable, which is why homeowners should pay attention to assessment notices and local rate changes.
With a median home price of $167,935, the typical property tax burden in Lower Merion is high compared with the national median property tax bill of $2,400. The median tax bill is $7,014, and bills commonly range from $6,797 at the 25th percentile to $7,493 at the 75th percentile, with the 90th percentile reaching $8,236. This means property taxes can have a major effect on monthly housing costs and long-term affordability for homeowners.
Property Tax Bills Across Lower Merion, Montgomery County, Pennsylvania
Source: Ownwell
$2,589
$11,874
$21,159
Median Lower Merion Tax Bill
$7,014
Median Montgomery County Tax Bill
$5,995
Median Pennsylvania Tax Bill
$3,050
Median United States Tax Bill
$3,209
Property Tax Bills Across Lower Merion, Montgomery County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 19083 | $6,425 | $6,797 | $7,014 | $7,493 | $8,236 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | August 1 |
Links | |
|---|---|
| Montgomery Tax Assessor | |
| Website | propertyrecords.montcopa.org |