AppealDesk

Montgomery County Property Tax Appeal, Maryland

Travis BunnTravis Bunn·Updated July 24, 2026

Montgomery County is Maryland's most populous and affluent jurisdiction, with approximately 1,062,061 residents as of the 2020 census. The county seat is Rockville, and major population centers include Germantown (the largest community), Silver Spring, Bethesda, and Gaithersburg. Located adjacent to Washington, D.C., Montgomery County has a median home value of approximately $660,800 and an effective property tax rate of 0.89%, resulting in a median annual property tax bill of $5,861. This places Montgomery County well above the national median property tax bill of $2,400, making property tax appeals particularly valuable for homeowners seeking to reduce their tax burden in this high-cost area.

Notable cities: Rockville, Germantown, Silver Spring, Bethesda, Gaithersburg

Median Home

$660,800

Tax Rate

0.89%

Annual Tax

$5,861

Population

1,062,061

On the typical Montgomery County home, valued near $660,800 at the county’s effective tax rate of 0.89%, 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: 45 days from the date on your SDAT assessment notice

Property owners have 45 days from the date printed on the SDAT assessment notice to file an appeal. For the 2026 reassessment cycle, notices were mailed in late December 2025, with most appeal deadlines falling around mid-February 2026 (February 13, 2026 for many properties). The specific deadline is printed on your individual notice, so check your notice carefully.

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How Montgomery County Assesses Property

100%of market value

Assessed by: Maryland State Department of Assessments and Taxation (SDAT) - Montgomery County Assessment Office

Assessment cycle: triennial

Notices typically mailed: Late December (for properties in the reassessment cycle that year)

In Maryland, properties are assessed at 100% of their market value, meaning the assessed value equals the market value. Montgomery County properties are reassessed on a triennial (three-year) cycle, with one-third of all properties reassessed each year. If your home's market value is $660,800 (Montgomery County's median), at Maryland's 100% assessment ratio your assessed value would be $660,800, resulting in approximately $5,881 in annual taxes at the county's effective rate of 0.89%.

The Appeal Process

Appeals are heard by the Property Tax Assessment Appeals Board (PTAAB). PTAAB hearings in Montgomery County take place in Rockville at 51 Monroe Street, Room 201. You'll be sworn in similar to a courtroom, the assessor presents first, then you present your case with evidence. There's back-and-forth discussion and you can speak directly to the assessor. You may elect to appeal in person or in writing, and SDAT provides a complementary property worksheet and list of comparable properties.

1

File your initial appeal with SDAT within 45 days of your assessment notice date. You can file online at https://assessmentappeals.dat.maryland.gov, by mail, email to sdat.mont@maryland.gov, or in person at 30 W Gude Drive, Suite 400, Rockville, MD 20850. Include your property information, comparable sales data, photos showing property condition, and any documentation supporting your claimed value.

2

Attend the informal review (Level 1) with the SDAT Supervisor. You can choose to appeal in writing, by phone/video conference, or in person at the local Assessment Office. Present your evidence showing why your assessed value is too high. The Supervisor will review your property details and issue a 'final notice' decision.

3

If you're not satisfied with the SDAT Supervisor's decision, file an appeal to the Property Tax Assessment Appeals Board (PTAAB) within 30 days of receiving the Level 1 decision. The PTAAB office is located at 51 Monroe Street, Room 201, Rockville, MD 20850-2407, phone (301) 279-8333.

4

Prepare for your PTAAB hearing by gathering strong comparable sales evidence, professional appraisals if available, photos documenting property condition or defects, repair estimates for any damage, and income/expense statements for commercial properties. The hearing is formal with a three-member board, and you'll be sworn in. Both you and the assessor will present evidence, and you can rebut the assessor's arguments.

5

If the PTAAB rules against you, you have 30 days from the date of the PTAAB order to file an appeal to the Maryland Tax Court. This is a more formal proceeding where you may want to consider hiring an attorney. If still unsatisfied after the Tax Court decision, you can appeal to Circuit Court within 30 days.

Required form: SDAT Appeal Form (available online at https://assessmentappeals.dat.maryland.gov or by paper)

Filing Methods

online:File online at https://assessmentappeals.dat.maryland.gov (recommended method)
mail:Mail completed appeal form to: SDAT Montgomery County Assessment Office, 30 W Gude Drive, Suite 400, Rockville, MD 20850
in-person:Deliver in person to SDAT Montgomery County Assessment Office, 30 W Gude Drive, Suite 400, Rockville, MD 20850
email:Email to: sdat.mont@maryland.gov

Evidence to Bring

Comparable property sales (recent sales of similar homes in your area)Photos of property condition, defects, or needed repairsProfessional appraisal (if available)Repair estimates from contractorsIncome and expense statements (for commercial properties)

Montgomery County Assessor Contact

Maryland State Department of Assessments and Taxation (SDAT) - Montgomery County Assessment Office

Website: https://dat.maryland.gov

Online Portal: https://assessmentappeals.dat.maryland.gov

Tax Exemptions in Montgomery County

Homestead Property Tax Credit

10% cap on annual taxable assessment increases (5% in Town of Kensington)

Limits the annual increase in taxable assessment for owner-occupied residential properties

Eligibility: Must own and occupy the property as your principal residence. Not applicable in the first year following purchase of a home. Requires one-time application with SDAT.Deadline: One-time application required; apply with SDAT as soon as you occupy the home

Homeowners' Property Tax Credit (HOTC)

Sliding scale credit based on income; state pays property tax in excess of a percentage of gross household income

Provides tax credits for homeowners based on household income compared to property tax bill

Eligibility: Based on household income compared to tax bill. Generally for those with combined gross household income of $60,000 or less and net worth under $200,000 (excluding primary residence and retirement accounts). Must own and occupy property for at least six months.Deadline: October 1 of each tax year

Disabled Veterans Property Tax Exemption

100% property tax exemption

Full exemption of property tax on the dwelling of eligible veterans and surviving spouses

Eligibility: Veterans with 100% permanent and total service-connected disability as determined by U.S. Department of Veterans Affairs, unremarried surviving spouses of such veterans, or surviving spouses of servicemembers killed in the line of duty.Deadline: File Form AT-45 with local SDAT office as soon as eligible

Blind Person Exemption

$15,000 assessment reduction

Reduces assessed value for blind homeowners

Eligibility: Homeowner certified as legally blind by a doctorDeadline: Apply with SDAT with doctor's certification

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 in 2026?
You have 45 days from the date printed on your SDAT assessment notice to file an appeal. For the 2026 reassessment cycle, notices were mailed in late December 2025, with most appeal deadlines falling around mid-February 2026, specifically February 13, 2026 for many properties. However, the exact deadline varies based on when your individual notice was issued, so check the date on your specific notice carefully. Missing this 45-day window means you cannot appeal your assessment for that cycle, so act quickly once you receive your notice.
How do I file a property tax appeal in Montgomery County online?
Montgomery County property owners can file appeals online through the Maryland SDAT portal at https://assessmentappeals.dat.maryland.gov. This is the recommended method as it's faster and provides immediate confirmation of filing. You'll need your property information from your assessment notice, including the account number and assessed value. The online form allows you to upload supporting documents like comparable sales data, photos of your property, and repair estimates. Alternatively, you can file by mailing the paper form to SDAT Montgomery County Assessment Office at 30 W Gude Drive, Suite 400, Rockville, MD 20850, or emailing it to sdat.mont@maryland.gov.
What is the Homestead Property Tax Credit worth in Montgomery County?
Montgomery County's Homestead Property Tax Credit caps annual increases in your taxable assessment at 10% (or 5% if you live in the Town of Kensington), regardless of how much your property's market value increases. This is not a dollar-amount exemption but rather a cap on year-over-year growth. For example, if your home's assessed value would normally jump from $500,000 to $575,000 (a 15% increase), the Homestead Credit limits the taxable increase to just 10%, so your taxable assessment would only rise to $550,000. This can save homeowners hundreds or even thousands of dollars annually in markets with rapid appreciation. You must file a one-time application with SDAT to receive this credit, and it's not available in the first year after purchasing a home.
What happens at a Property Tax Assessment Appeals Board hearing in Montgomery County?
PTAAB hearings in Montgomery County take place at 51 Monroe Street, Room 201, in Rockville before a three-member board appointed by the Governor. The process is formal and similar to a courtroom: you'll be sworn in under oath, the SDAT assessor presents their case first with evidence supporting the assessed value, then you present your case with comparable sales and other evidence. There's back-and-forth discussion where you can directly question or rebut the assessor's arguments, and board members may ask questions of both sides. You can choose to appear in person or submit your appeal in writing. SDAT provides a complementary property worksheet and list of comparable properties they'll use to support their valuation. The board typically issues a decision within 30 days, and if you disagree you have 30 days to appeal to the Maryland Tax Court.
How much can I save by appealing my property taxes in Montgomery County?
With Montgomery County's median home value of $660,800 and effective tax rate of 0.89%, even a modest 10% reduction in assessed value would save approximately $588 per year, or nearly $6,000 over ten years. For higher-valued properties, the savings are more substantial. For example, a $1 million home over-assessed by 10% would mean overpaying about $890 annually. Statistics show that approximately 25% of homes nationwide are over-assessed by an average of $1,346 per year. Given Montgomery County's high property values and tax bills that average $5,861 annually, well above the national median of $2,400, the potential savings from a successful appeal can be significant and recurring year after year until the next reassessment.
What evidence do I need for a Montgomery County property tax appeal?
The strongest evidence for a Montgomery County property tax appeal includes recent comparable sales of similar properties in your neighborhood that sold for less than your assessed value, showing that the market doesn't support your assessment. You should gather at least 3-5 comparable sales from the past 6-12 months with similar square footage, lot size, age, and condition. Additionally, provide photos documenting any property defects, damage, or deferred maintenance that negatively impacts value. Contractor repair estimates for items like roof damage, foundation issues, or needed system replacements add credibility. If available, a professional appraisal is very persuasive evidence. For commercial properties, include income and expense statements. SDAT will provide you with their own comparable properties list, so be prepared to explain why your comparables are more accurate than theirs.
Does Montgomery County reassess property every year or every three years?
Montgomery County follows Maryland's triennial (three-year) reassessment cycle, where properties are divided into three groups and each group is reassessed once every three years. This means your specific property is only reassessed every three years, though some properties in other parts of the county are reassessed each year as part of their group's cycle. Assessment notices are mailed in late December of the reassessment year, with values becoming effective the following July 1 for tax billing purposes. The increases are phased in equally over the following three years, so the full tax impact isn't felt immediately. Between reassessment cycles, you can also file a Petition for Review if specific events have caused your property to decline in value, such as damage or market changes.
Can I appeal my Montgomery County property taxes if I just bought my home?
Yes, you can appeal your Montgomery County property tax assessment after purchasing a home, but there are important considerations. Your assessed value will typically trend toward your actual purchase price over the next one to two reassessment cycles, since SDAT uses recent sale prices as evidence of market value. If you believe you paid fair market value but your assessment is higher than your purchase price, that's strong grounds for an appeal. However, be aware that the Homestead Tax Credit, which caps annual assessment increases at 10%, is not available in the first year after purchase, so you may see a significant jump from what the previous owner paid. You have 45 days from receiving your assessment notice to file an appeal, or you can file a Petition for Review within 60 days of a property transfer that occurred between January 1 and June 30.

Official Resources

Maryland SDAT Official Website →

The official Maryland State Department of Assessments and Taxation website with forms, property search tools, and assessment information.

Online Property Tax Appeal Portal →

File your property tax assessment appeal online within 45 days of your notice date through this official SDAT portal.

Montgomery County PTAAB Information →

Information about the Property Tax Assessment Appeals Board process, regulations, and how to appeal SDAT decisions.

Montgomery County Department of Finance - Tax Credits →

Official Montgomery County resource for property tax credits and exemptions including Homestead Credit and income-based relief programs.

For state-wide appeal information including Maryland's assessment ratio and deadlines, see our Maryland 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 Maryland Counties

Anne Arundel County (Annapolis)Baltimore County (Towson)Prince George's County (Bowie)
← All Maryland property tax appeal info

Sources: https://dat.maryland.gov | https://www.appealdesk.com/appeals/maryland/montgomery | https://knowpropertytax.com/montgomery-county-property-tax-md/ | https://smartasset.com/taxes/montgomery-county-maryland-property-tax-calculator | https://www.montgomerycountymd.gov/department-finance/taxes/county-taxes-tax-information/property-tax-credit-exemption-information | https://ptaab.maryland.gov | https://www3.montgomerycountymd.gov/311/SolutionView.aspx?SolutionId=1-65KVC

Last verified: 2026-07-24