Montgomery County Property Tax Appeal, Alabama

Travis Bunn·Updated July 22, 2026

Montgomery County is located in central Alabama with a population of approximately 229,000 residents, making it the seventh-most populous county in the state. The county seat is Montgomery, which also serves as Alabama's state capital and is the largest city in the county with approximately 194,000 residents. Other notable population centers include Pike Road and Pine Level. Montgomery County property taxes are significantly below both state and national averages, with a median annual tax bill of $848 compared to the national median of $2,400. The county's effective tax rate of 0.48% is slightly higher than Alabama's state median of 0.47% but well below the national median of 1.02%, making property tax appeals valuable for homeowners seeking fair assessments despite the already low rates.

Notable cities: Montgomery, Pike Road, Pine Level

Median Home

$143,900

Tax Rate

0.48%

Annual Tax

$848

Population

229,000

On the typical Montgomery County home, valued near $143,900 at the county’s effective tax rate of 0.48%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: 30 days from the date printed on the valuation notice

Montgomery County mails valuation notices on or about April 15, 2026. Property owners have exactly 30 days from the date printed on the notice (not the date received) to file an appeal. The deadline is strict with no extensions, and the clock starts from the notice date. For 2026 assessments, most appeals must be filed by mid-May to mid-June depending on individual notice dates.

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Historic Southern home in Greensboro, Alabama. Montgomery County appeal guide.

How Montgomery County Assesses Property

10%of market value

Assessed by: Montgomery County Revenue Commissioner - Appraisal Department

Assessment cycle: annual

Notices typically mailed: On or about April 15 annually

Alabama assesses residential property at 10% of fair market value for Class III properties. For example, if your home's market value is $143,900 (the county median), at Alabama's 10% assessment ratio your assessed value would be $14,390. At Montgomery County's effective rate of 0.48%, this results in approximately $690 in annual taxes. Properties are reassessed annually, with valuation notices sent to owners whose property values have changed from the previous year.

The Appeal Process

Appeals are heard by the Board of Equalization. After filing, an informal hearing with a county appraiser is recommended and typically scheduled first. If unresolved, a formal Board of Equalization hearing allows you to present evidence including comparable sales, appraisals, and property condition documentation. The board reviews your case and issues a written decision typically within 30-60 days. There is no fee to file an appeal.

Review your valuation notice received around April 15, 2026, and verify the assessed market value and property details for accuracy

Gather supporting evidence within the 30-day deadline including comparable sales of similar homes sold within the last 6-12 months, recent appraisals, photographs showing property condition issues, or documentation of assessment errors

File your appeal through one of four methods: online at the county website, email to propertytaxappeals@mc-ala.org, phone call to (334) 832-1327, or mail to P.O. Box 1667, Montgomery, AL 36102. Include all supporting documentation with your initial filing as the Board requires evidence upfront

Participate in the informal review process (recommended) where a county appraiser will contact you to review your valuation and potentially resolve the dispute without a formal hearing

If the informal review does not resolve your appeal, request a formal hearing with the Board of Equalization where you will present your evidence in person and the board will issue a written decision

If you disagree with the Board of Equalization decision, file an appeal to the Montgomery County Circuit Court within 30 days of the board's final decision. You must pay taxes by December 31 or post a bond to preserve your right to court appeal

As a final option, appeal the Circuit Court decision to the Alabama Tax Tribunal or higher state courts if significant errors or legal issues exist

Required form: No specific form required - written request, email, or online submission accepted

Filing Methods

online:File online appeal through Montgomery County Appraisal Department at https://www.mc-ala.org/departments/appraisal/appeals

email:Email appeal to propertytaxappeals@mc-ala.org or revco.mc-ala.org with supporting evidence attached

phone:Call (334) 832-1327 for real property appeals or (334) 832-1375 for personal property appeals

mail:Mail written appeal with supporting evidence to Montgomery County Appraisal Department, P.O. Box 1667, Montgomery, AL 36102

Evidence to Bring

Comparable sales of similar properties within the last 6-12 monthsRecent professional appraisal or broker price opinionPhotographs showing property damage or condition issuesClosing statements or recent purchase documentationDocumentation of assessment errors or incorrect property characteristics

Montgomery County Assessor Contact

Montgomery County Revenue Commissioner - Appraisal Department

Website: https://www.mc-ala.org/departments/appraisal

Online Portal: https://montgomery.capturecama.com/

Tax Exemptions in Montgomery County

Standard Homestead Exemption

Up to $4,000 in assessed value for state taxes and up to $2,000 in assessed value for county taxes

Reduces the assessed value of owner-occupied primary residences for state and county property taxes

Eligibility: Must own and occupy a single-family residence as primary residence on October 1 of the tax yearDeadline: December 31 annually (first-time applicants)

Over-65 or Disabled Homestead Exemption

100% exemption from all ad valorem property taxes if income is below $12,000; partial exemptions available for higher incomes

Full property tax exemption for qualifying elderly or disabled homeowners meeting income limits

Eligibility: Age 65 or older, OR permanently and totally disabled, with adjusted gross income below $12,500 annuallyDeadline: December 31 annually

100% Disabled Veteran Exemption

100% exemption - $0 property tax on primary residence and up to 160 acres

Complete exemption from all state, county, and municipal property taxes for 100% service-connected permanently and totally disabled veterans

Eligibility: Veterans with 100% permanent and total VA disability rating, or unremarried surviving spouses. Property must be primary residence. No income limit appliesDeadline: Apply with county Revenue Commissioner with VA documentation before tax year begins

Specially Adapted Housing Grant Exemption

100% exemption regardless of home value

Full exemption for homes acquired through VA Specially Adapted Housing Grant

Eligibility: Veterans or unremarried surviving spouses who acquired home through VA SAH grantDeadline: Apply with county Revenue Commissioner with VA grant documentation

Montgomery County Appeal Packet — $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Montgomery County for 2026?

The deadline to appeal your Montgomery County property taxes is 30 days from the date printed on your valuation notice, not the date you receive it. Montgomery County mails valuation notices on or about April 15, 2026, which means most appeals must be filed by mid-May to mid-June 2026 depending on your specific notice date. This deadline is strictly enforced with no extensions, so it's critical to act immediately upon receiving your notice. Mark your calendar for 30 days from the notice date and gather your evidence quickly to avoid missing this narrow window.

How do I file a property tax appeal online in Montgomery County?

Montgomery County offers multiple convenient ways to file your property tax appeal. You can file online through the official appeal portal at the Montgomery County Appraisal Department website (mc-ala.org/departments/appraisal/appeals), email your appeal with supporting documents to propertytaxappeals@mc-ala.org or revco.mc-ala.org, call (334) 832-1327 to initiate your appeal by phone, or mail a written request to P.O. Box 1667, Montgomery, AL 36102. No specific form is required, but you must include all supporting evidence such as comparable sales, photos, and appraisals with your initial submission. The Board of Equalization requires supporting documentation upfront, so prepare your evidence package before filing.

What is the homestead exemption worth in Montgomery County?

Montgomery County's standard homestead exemption provides up to $4,000 in assessed value reduction for state property taxes and up to $2,000 in assessed value reduction for county property taxes for owner-occupied primary residences. For a typical Montgomery County home with a median value of $143,900, this exemption can save approximately $190-240 annually depending on local millage rates. Homeowners age 65 or older, or those who are permanently and totally disabled with income below $12,000, qualify for a full 100% property tax exemption saving the entire tax bill. First-time homeowners must apply by December 31 with a copy of their warranty deed at the Montgomery County Revenue Commissioner's office to receive these valuable savings.

What happens at a Board of Equalization hearing in Montgomery County?

At a Montgomery County Board of Equalization hearing, you will present your evidence to board members who review your case and determine whether your property's assessed value should be adjusted. Before the formal board hearing, Montgomery County offers an informal review process where a county appraiser contacts you to discuss your concerns and potentially resolve the dispute without a formal hearing. If the informal process doesn't resolve your appeal, you'll attend a formal hearing where you present comparable sales data, appraisals, photographs, and other documentation supporting your position that the assessment is too high. The board then deliberates and issues a written decision, typically within 30-60 days. There is no fee to participate in either the informal review or formal Board of Equalization hearing in Montgomery County.

How much can I save by appealing my property taxes in Montgomery County?

The savings from a successful Montgomery County property tax appeal depend on how much your assessment is reduced and the local tax rate. With Montgomery County's effective rate of 0.48%, every $10,000 reduction in market value (or $1,000 in assessed value at the 10% ratio) saves approximately $48 per year. For example, if your home is overassessed by $20,000 in market value, a successful appeal would save roughly $96 annually. While Alabama has among the lowest property tax rates nationally, approximately 25% of homes are overassessed, and even modest reductions compound over years of ownership. Additionally, correcting your assessment now prevents inflated values from affecting future tax years, as Alabama recently enacted a 7% annual cap on assessed value increases.

What evidence do I need for a Montgomery County property tax appeal?

Montgomery County requires all supporting evidence to be submitted with your initial appeal filing, as the Board of Equalization reviews documentation upfront. The strongest evidence includes 3-5 comparable sales of similar properties in your neighborhood sold within the last 6-12 months showing lower values than your assessment, recent professional appraisals or broker price opinions, high-quality photographs documenting property condition issues like foundation problems or needed repairs, closing statements if you recently purchased the property for less than the assessed value, and documentation of any errors in property characteristics such as incorrect square footage or features. Montgomery County appraisers specifically look for recent comparable sales, so prioritize finding similar homes that sold for less than your assessed market value within the past year to build the most compelling case.

Can I appeal if I recently bought my home in Montgomery County?

Yes, a recent purchase can provide excellent evidence for your Montgomery County property tax appeal if you bought the home for less than the assessed market value on your valuation notice. Your closing statement serves as strong evidence of actual fair market value, particularly if the sale was arm's-length and recent. However, you must still file within 30 days of receiving your valuation notice to meet the deadline. If you purchased your home in early 2026 and receive a 2026 valuation notice around April 15 showing a higher value than your purchase price, include your HUD-1 settlement statement or closing disclosure as primary evidence. Keep in mind that Montgomery County assesses at 10% of market value, so compare the assessed market value on your notice to your purchase price, not the assessed value itself.

What is the Montgomery County assessment ratio and how does it work?

Montgomery County assesses residential property (Class III) at 10% of fair market value, which is Alabama's standard assessment ratio for owner-occupied homes. This means if your home's market value is $200,000, your assessed value for tax purposes is $20,000 (10% of market value). Your property tax is then calculated by multiplying the assessed value by the local millage rate. For example, with a market value of $143,900 (Montgomery County median), the assessed value would be $14,390, resulting in approximately $690 in annual taxes at the county's 0.48% effective rate. When you receive your valuation notice, check the market value figure rather than assessed value, as that's what you're appealing. The 10% ratio is applied automatically after market value is determined.

Official Resources

Montgomery County Appraisal Department - Official Website →

Official Montgomery County appraisal office with appeal information, contact details, and instructions for filing property tax appeals.

Montgomery County Property Tax Search and Payment Portal →

Search property records, view assessed values, check tax bills, and access GIS mapping for any parcel in Montgomery County.

Alabama Department of Revenue - Property Tax Division →

State-level information on homestead exemptions, property tax laws, and county office contact information throughout Alabama.

Montgomery County Appeals FAQ →

Detailed frequently asked questions about the Board of Equalization appeal process specific to Montgomery County, including deadlines and filing procedures.

For state-wide appeal information including Alabama's assessment ratio and deadlines, see our Alabama Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Alabama Counties

Jefferson County (Birmingham)Madison County (Huntsville)Mobile County (Mobile)

← All Alabama property tax appeal info

Sources: https://www.mc-ala.org/departments/appraisal/appeals/frequently-asked-questions | https://www.ownwell.com/trends/alabama/montgomery-county | https://www.mc-ala.org/departments/appraisal | https://www.revenue.alabama.gov/property-tax/homestead-exemptions/ | https://encyclopediaofalabama.org/article/montgomery-county/

Last verified: 2026-07-22