Montgomery County Property Tax Appeal — Maryland

Rob Hartley·Updated February 16, 2026

Montgomery County, Maryland, is one of the wealthiest counties in the country. It has an effective property tax rate of 0.89%, and a median annual property tax payment of $5,861. The median home value in Montgomery County is $660,800. The median real estate taxes paid per household in Montgomery County is $5,861, which makes the effective property tax rate here 0.89%. This matches the national effective property tax rate, which currently stands at 0.89%. With a county seat in Rockville, Montgomery County includes major population centers like Bethesda, Silver Spring, Germantown, and Gaithersburg.

Notable cities: Rockville, Bethesda, Silver Spring, Germantown, Gaithersburg, Wheaton, Potomac, Olney

Median Home

$660,800

Tax Rate

0.89%

Annual Tax

$5,861

Population

1.1 million

2026 Appeal Deadline: February 13, 2026

Property owners have 45 days from the date of the assessment notice to challenge these new assessments. Based on the notices we have seen this cycle, the appeal deadline is February 13, 2026, although this could vary depending upon the notice issuance date.

Property in Montgomery County, Maryland — local tax assessment and appeal guide

How Montgomery County Assesses Property

100%of market value

Assessed by: Maryland State Department of Assessments and Taxation (SDAT)

Assessment cycle: triennial

Notices typically mailed: End of December

In Maryland, properties are assessed at 100% of their market value, meaning the assessed value equals the market value. 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 $5,861 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). You're sworn in, and it's a little like a courtroom. The assessor goes first, then we make our case. There's rebuttal as back and forth and you can speak directly to the assessor.

Step 1: File your appeal online at https://assessmentappeals.dat.maryland.gov or by returning the paper form within 45 days of your assessment notice date

Step 2: Attend the first-level Supervisor's Level hearing at the local SDAT Assessment Office

Step 3: If dissatisfied with the Supervisor's decision, file an appeal to the Property Tax Assessment Appeals Board (PTAAB) within 30 days of the final notice

Step 4: Present your case at the PTAAB hearing in person or in writing, with supporting evidence and comparable property sales

Step 5: If still unsatisfied, file an appeal to the Maryland Tax Court within 30 days of the PTAAB order

Required form: Online appeal form through SDAT website

Filing Methods

online:https://assessmentappeals.dat.maryland.gov/

mail:Mail completed form to your local assessment office

in-person:First-level appeal takes place at the local Assessment Office

Evidence to Bring

Comparable property salesPhotos of property conditionRepair estimatesProfessional appraisalIncome and expense statements (for commercial)

Montgomery County Assessor Contact

Maryland State Department of Assessments and Taxation - Montgomery County Office

Phone: (240) 314-4510

Address: 30 W Gude Drive, Suite 400, Rockville, MD 20850

Website: https://sdat.dat.maryland.gov/

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

Tax Exemptions in Montgomery County

Homestead Tax Credit

10% cap on annual assessment increases

Limits the increase in taxable assessment each year to 10% for owner-occupied residential dwellings

Eligibility: Owner-occupied residential dwellings (principal residence)Deadline: One-time application required

Homeowners Property Tax Credit

Based on income qualification

Provides tax credits for homeowners who qualify on the basis of their household income as compared to their tax bill

Eligibility: Based on household income compared to tax billDeadline: October 1 of each tax year

Income Tax Offset Credit (ITOC)

$692

County Property Tax Credit that has been $692 for each eligible property for several years

Eligibility: Must have Homestead Tax Credit application on file with SDATDeadline: April 1 to receive credit for following tax year

Senior Property Tax Credit

Based on income and property value

Assists homeowners aged 65 and older based on income and assessed value

Eligibility: Homeowners aged 65 and olderDeadline: Contact SDAT for details

Disabled Veterans Exemption

Varies based on disability rating

Provides substantial tax relief to veterans and surviving spouses who qualify due to service-related disabilities

Eligibility: Veterans with service-related disabilities and their surviving spousesDeadline: Contact SDAT for details

Official Resources

Montgomery County SDAT Office →

Maryland's official Real Property Data Search portal for property records and assessment information

File Property Tax Appeal Online →

Official online form to appeal your assessment notice within 45 days of the notice date

Montgomery County Property Tax Payment Portal →

Online portal for checking property tax bills and making payments by e-check or credit card

Homestead Tax Credit Application →

One-time application required for all Maryland homeowners to establish eligibility for the Homestead Tax Credit

Check Your Montgomery County Assessment

Enter your address to see if your Montgomery County property is overassessed.

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Frequently Asked Questions

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

Based on the notices we have seen this cycle, the appeal deadline is February 13, 2026, although this could vary depending upon the notice issuance date. Property owners have 45 days from the date of the assessment notice to challenge these new assessments. Since notices are typically mailed at the end of December, most homeowners will need to file their appeals by mid-February. It's crucial to check your specific notice date and count 45 days from that date to determine your exact deadline.

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

If you received an assessment notice and feel the Total New Market Value on your notice does not reflect the market value of your property, you may use this form to file an appeal at https://assessmentappeals.dat.maryland.gov/. To file an appeal or request information on the property for which you received an assessment notice, please enter the appropriate information below. The notice number and the control number are located at the top and bottom of page 1 of the assessment notice. The online system is available 24/7 and provides immediate confirmation of your appeal filing.

What is the homestead exemption worth in Montgomery County?

The Homestead Tax Credit limits the increase in taxable assessment each year to a fixed percentage. Every county and municipality in Maryland is required to limit taxable assessment increases to no more than 10% per year, which Montgomery County has adopted. Additionally, eligible homeowners receive the Income Tax Offset Credit (ITOC) worth $692 annually. Maryland requires all homeowners to submit a one-time application to establish eligibility for the Homestead Tax Credit, which protects against large assessment increases regardless of income level.

What happens at a Property Tax Assessment Appeals Board hearing in Montgomery County?

Montgomery County homeowners have their hearings in Rockville. You're sworn in, and it's a little like a courtroom. The assessor goes first, then we make our case. There's rebuttal as back and forth and you can speak directly to the assessor. You may elect to appeal in person or in writing. Our Department provides a complementary property worksheet and a list of the comparable properties that will be used by the Department to support the Market Value of the property going before PTAAB. The hearings are informal administrative proceedings where you can present evidence like comparable sales, photos, and repair estimates.

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

With a median home value of $660,800 and median annual property taxes of $5,861, even a modest 10% reduction in your assessment could save you approximately $586 annually. Miller, Miller & Canby has appealed the assessments of many types of properties in Maryland and obtained substantial reductions for clients. Statistics show that about 25% of homes in America are unfairly overassessed, and pay an average of $1,346 too much in property taxes every year. The actual savings depend on your specific property circumstances and the strength of your appeal evidence.

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

Our Department provides a complementary property worksheet and a list of the comparable properties that will be used by the Department to support the Market Value of the property, but you should bring your own evidence as well. The taxing authority takes one or more of three approaches to market value: sales approach, cost approach, and income approach. Essential evidence includes recent comparable property sales in your neighborhood, photos documenting any property defects or needed repairs, professional repair estimates, and a recent appraisal if available. For commercial properties, include income and expense statements showing actual revenue and operating costs.

Do I have to pay property taxes while my appeal is pending in Montgomery County?

Obligation to pay taxes is not stayed or suspended pending an appeal from the assessment. Property taxes are due even if there is an appeal. You must continue paying your property tax bills on time during the appeal process to avoid penalties and interest. If your appeal is successful and results in a lower assessment, you'll typically receive a refund or credit for any overpayment. Montgomery County does not honor postmark dates; payments are posted as received. Please ensure that payments are received by their due dates.

Where is the Montgomery County Property Tax Assessment Appeals Board located?

The Montgomery County Property Tax Assessment Appeals Board reviews appeals on property tax issues. They are located at 51 Monroe Street, Room 201, Rockville, MD 20850-2407, telephone number(301) 279-8333 and fax(301) 279-1910. For information regarding the assessment appeals process, call the State Department of Assessments and Taxation Office (SDAT) at(240) 314-4510. The PTAAB is separate from SDAT and consists of local residents appointed by the Governor to provide an independent review of property tax appeals.

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 (Upper Marlboro)

← All Maryland property tax appeal info

Sources: https://www.millermillercanby.com/appeal-maryland-property-tax-assessments-by-february-13th/ | https://smartasset.com/taxes/montgomery-county-maryland-property-tax-calculator | https://www3.montgomerycountymd.gov/311/SolutionView.aspx?SolutionId=1-65KVC | https://www.montgomerycountymd.gov/finance/taxes/tax_credit_exempt.html | https://assessmentappeals.dat.maryland.gov/ | https://dat.maryland.gov/realproperty/pages/assessment-appeal-process.aspx

Last verified: 2026-02-16