Property Taxes in Willow Grove, Pennsylvania
Median Willow Grove, Pennsylvania effective property tax rate: 4.75%, significantly higher than the national median of 1.02%, and higher than the Pennsylvania state median of 2.75%.
Median Willow Grove, Pennsylvania home value: $121,170
Median annual Willow Grove, Pennsylvania tax bill: $5,717, $3,317 higher than the national median property tax bill of $2,400.
How are property taxes in Montgomery calculated?
Property taxes in Willow Grove, 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 Willow Grove's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Willow Grove, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
How Does the Willow Grove Property Tax Calculator Work?
Use this Willow Grove property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Willow Grove's median effective tax rate of 4.75% — 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 Willow Grove'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 Willow Grove: rates are the same across the area, with the median property tax bill at $5,717 in 19090. That is higher than the national median property tax rate of 1.02% and the national median property tax bill of $2,400.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Willow Grove.
About Willow Grove Property Taxes
About Property Taxes in Willow Grove, Montgomery, Pennsylvania
Willow Grove’s median effective property tax rate of 4.75% 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 Willow Grove. Homeowners in the 19090 ZIP code carry a median effective rate of 4.75%, while those in the same ZIP code pay 4.75%. This spread — 0 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Montgomery County. Understanding which part of Willow Grove you live in can make a meaningful difference to your annual tax bill.
Willow Grove 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 Willow Grove, 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 Willow Grove'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 Willow Grove, 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 Willow Grove Tax Rate
4.75%
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 Willow Grove, Montgomery County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 19090 | 4.63% | 4.63% | 4.75% | 4.75% | 4.75% |
Source: Ownwell
Property Tax Assessment Values Across Willow Grove, Montgomery County, Pennsylvania
When examining property taxes in Willow Grove, 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 assessment office 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 are sent in the spring each year and typically reach your mailbox by the middle of the season. 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.
For example, the median home price in Willow Grove is $121,170, with a median property tax bill of $5,717. That is well above the national median property tax bill of $2,400. ZIP code 19090 has both the highest median home price and the highest median tax bill in the area.
Property Tax Assessment Values Across Willow Grove, Montgomery County, Pennsylvania
Source: Ownwell
$67,095
$340,923
$614,750
Median Willow Grove Market Value
$121,170
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 Willow Grove, Montgomery County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 19090 | $89,716 | $107,742 | $121,170 | $136,418 | $155,461 |
Source: Ownwell
Property Tax Bills Across Willow Grove, Montgomery County, Pennsylvania
Property tax bills in Willow Grove are calculated by multiplying a home’s assessed value by the local tax rate set by Montgomery County and other taxing authorities. The assessed value is based on the property’s market value, which can change over time as home prices rise or fall. Homeowners may also see differences in their bills depending on exemptions, local levies, and how their property is classified.
With a median home price of $121,170, the typical tax burden in Willow Grove is substantial compared with the national median property tax bill of $2,400. The median tax bill in ZIP code 19090 is $5,717, and bills commonly range from $5,054 at the 25th percentile to $6,482 at the 75th percentile, with the 90th percentile reaching $7,445.
For homeowners, this means property taxes can be a major part of annual housing costs and can affect affordability, monthly budgeting, and long-term ownership decisions.
Property Tax Bills Across Willow Grove, Montgomery County, Pennsylvania
Source: Ownwell
$2,589
$11,874
$21,159
Median Willow Grove Tax Bill
$5,717
Median Montgomery County Tax Bill
$5,995
Median Pennsylvania Tax Bill
$3,050
Median United States Tax Bill
$3,209
Property Tax Bills Across Willow Grove, Montgomery County, Pennsylvania
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 19090 | $4,201 | $5,054 | $5,717 | $6,482 | $7,445 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | August 1 |
Links | |
|---|---|
| Montgomery Tax Assessor | |
| Website | propertyrecords.montcopa.org |