AppealDesk

Montgomery County Property Tax Appeal, Pennsylvania

Travis BunnTravis Bunn·Updated July 25, 2026

Montgomery County is the third most populous county in Pennsylvania with an estimated population of 880,126 as of 2026, and Norristown serving as the county seat. Major population centers include King of Prussia, Lansdale, Pottstown, and Upper Merion. Property tax appeals are particularly important here because the county's effective tax rate of 1.35% is significantly higher than the national average of 0.92%, with the median homeowner paying $5,875 annually compared to the national median of approximately $2,400. The county's median home value of approximately $436,700 is well above both state and national averages, making even small assessment errors costly for homeowners.

Notable cities: Norristown, King of Prussia, Lansdale, Pottstown, Upper Merion

Median Home

$436,700

Tax Rate

1.35%

Annual Tax

$5,875

Population

880,126

On the typical Montgomery County home, valued near $436,700 at the county’s effective tax rate of 1.35%, 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: August 1, 2026 for annual appeals affecting the 2027 tax year; or within 40 days of receiving a Change of Assessment Notice for interim appeals

That is at most 41 days away. Your exact date is on your assessment notice, so do not wait on it.

Montgomery County has two types of appeals: (1) Annual appeals must be filed by August 1 each year to affect the following tax year (file by August 1, 2026 for 2027 taxes). Since August 1, 2026 falls on a Saturday, hand delivery must be made by Friday, July 31, 2026 during office hours. For mail, obtain a USPS counter postmark or certificate of mailing no later than August 1. (2) Interim appeals must be filed within 40 days of the mailing date on a Change of Assessment Notice, which you receive after events like building permits or property improvements.

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How Montgomery County Assesses Property

100%of market value

Assessed by: Montgomery County Board of Assessment Appeals

Assessment cycle: No countywide reassessment cycle - assessments are based on 1996 base-year values with individual property changes assessed as needed

Notices typically mailed: Change notices are mailed when assessments are modified following building permits, sales, or other property changes

Montgomery County sets assessments at 100% of 1996 base-year market value, not current market value. Because assessments haven't been updated countywide since 1996, your assessed value will be significantly lower than what your home could sell for today. For example, if your home's current market value is $436,700 (the county median), your assessed value might be around $195,000 based on its 1996 value. At the county's effective tax rate of 1.35%, this would result in approximately $2,633 in annual county, municipal, and school taxes combined. During an appeal, the Board uses the Common Level Ratio (CLR) to convert current market values back to the 1996 base year for comparison purposes.

The Appeal Process

Appeals are heard by the Board of Assessment Appeals. Hearings are conducted in-person at One Montgomery Plaza in Norristown or virtually via Zoom if requested in advance. The Board reviews your evidence and compares your property's value to similar properties using the Common Level Ratio to convert current market values to the 1996 assessment base year.

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Step 1: Obtain the Montgomery County Assessment Appeal Form (rev. 2026) online at montgomerycountypa.gov, by calling 610-278-3761, or picking up in person at One Montgomery Plaza, Suite 301, Norristown.

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Step 2: Complete the appeal form with your property information, desired assessed value, and grounds for appeal. Gather supporting evidence including recent comparable sales (sold within past 6-12 months, similar size/condition/location), photographs showing property condition or defects, repair estimates for major issues, and professional appraisal if available.

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Step 3: Prepare your filing fee payment. Single-family residential properties pay $50 (check or money order payable to Montgomery County Treasurer). The fee is non-refundable regardless of outcome.

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Step 4: File your appeal by mail (with USPS counter postmark) or hand delivery by the August 1 deadline (or within 40 days for interim appeals). Faxed or emailed appeals are NOT accepted. Include the appeal form, fee, and all supporting evidence.

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Step 5: Attend your scheduled hearing before the Board of Assessment Appeals. Hearings for annual appeals are scheduled between May and October, and must be held by October 31. You can request an in-person hearing or virtual Zoom hearing. Present your evidence and explain why your assessment is too high relative to market value.

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Step 6: Receive the Board's written decision. If you disagree with the decision, you have 30 days from the mailing date to file a Petition with the Court of Common Pleas of Montgomery County.

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Step 7: If still unsatisfied after Court of Common Pleas review, further appeals can be made to the Pennsylvania Commonwealth Court and potentially the Pennsylvania Supreme Court.

Required form: Montgomery County Assessment Appeal Form (rev. 2026)

Filing Methods

mail:Mail to: Montgomery County Board of Assessment Appeals, P.O. Box 311, Norristown, PA 19404-0311. Must have USPS counter postmark by deadline - do not rely on mailbox pickup.
in-person:Hand-deliver to: One Montgomery Plaza, Suite 301, 425 Swede Street, Norristown, PA 19401. Office hours: Monday-Friday 8:30 AM - 4:15 PM. For August 1, 2026 deadline falling on Saturday, deliver by Friday, July 31, 2026.

Evidence to Bring

Recent comparable sales (properties sold within 6-12 months, similar size, condition, and location)Photographs of property condition, defects, or damagesRepair estimates or contractor quotes for major issuesProfessional appraisal (if available)Property listing information showing market conditions

Montgomery County Assessor Contact

Montgomery County Board of Assessment Appeals

Phone: 610-278-3761

Address: P.O. Box 311, Norristown, PA 19404-0311 (Mailing) | One Montgomery Plaza, Suite 301, 425 Swede Street, Norristown, PA 19401 (Physical)

Website: https://www.montgomerycountypa.gov/464/Board-of-Assessment-Appeals

Hours: Monday - Friday 8:30 AM - 4:15 PM

Tax Exemptions in Montgomery County

Homestead/Farmstead Exclusion

Varies by school district, typically $8,000-$15,000 reduction in assessed value (saving approximately $300-$700 annually depending on local millage rates)

Reduces the assessed value of your primary residence for school district property tax purposes through state gaming revenue allocations.

Eligibility: Owner-occupied primary residences. No age or income restrictions. Available to all homeowners who occupy their property as their principal dwelling.Deadline: March 1 annually for school tax relief beginning July 1; December 15 for local municipal tax relief beginning January 1 (varies by municipality)

Property Tax/Rent Rebate Program (PTRR)

Up to $1,000 base rebate plus supplemental amounts for certain cities

State program providing rebates to eligible seniors and disabled residents to help offset property tax burden.

Eligibility: Pennsylvania residents age 65+, widows/widowers age 50+, or people with disabilities age 18+. Annual household income must be $46,520 or less for 2026.Deadline: Applications accepted annually through June 30 of the year following the tax year

Disabled Veterans Real Estate Tax Exemption

100% exemption from all property taxes on primary residence

Full exemption from all real estate taxes (county, municipal, and school district) on the principal dwelling for eligible disabled veterans.

Eligibility: Honorably discharged Pennsylvania resident veterans with 100% permanent and total service-connected disability rating from wartime service. Property deed must be solely in veteran's name (spouse's name permitted). Income must be $114,637 or less annually, or monthly expenses must exceed monthly income if higher. Unremarried surviving spouses may continue receiving the exemption.Deadline: Applications accepted year-round through Montgomery County Office of Veteran Services. Exemption valid for 5 years and must be renewed.

County Real Estate Tax Deferral Program

Varies based on individual circumstances

Allows eligible Montgomery County residents to defer payment of county real estate taxes.

Eligibility: Eligible Montgomery County residents meeting program criteriaDeadline: Contact Board of Assessment Appeals at 610-278-3761 for application details

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 annual appeal deadline in Montgomery County is August 1, 2026, which will affect your 2027 tax year. Since August 1, 2026 falls on a Saturday, you must hand-deliver your appeal by Friday, July 31, 2026 during office hours (8:30 AM - 4:15 PM), or mail it with a USPS counter postmark dated no later than August 1, 2026. Do not rely on dropping it in a mailbox - visit the post office counter to guarantee your postmark date. If you received a Change of Assessment Notice due to a building permit or property improvement, you have 40 days from the mailing date on that notice to file an interim appeal regardless of the annual deadline.
How do I file a property tax appeal in Montgomery County?
To file an appeal, you must complete the Montgomery County Assessment Appeal Form (rev. 2026) available at montgomerycountypa.gov or by calling 610-278-3761. Include your $50 filing fee (check or money order payable to Montgomery County Treasurer) for single-family homes. You can only file by mail to P.O. Box 311, Norristown, PA 19404-0311, or hand-deliver to One Montgomery Plaza, Suite 301, 425 Swede Street, Norristown. Montgomery County does NOT accept online, faxed, or emailed appeals. Include all supporting evidence such as recent comparable sales, photos of property issues, and repair estimates with your initial filing to strengthen your case.
What is the homestead exclusion worth in Montgomery County?
The homestead exclusion in Montgomery County varies by school district but typically reduces your assessed value by $8,000 to $15,000, saving homeowners approximately $300 to $700 annually on their school property taxes depending on local millage rates. This is a state-funded program with no age or income restrictions - any homeowner who occupies their property as their primary residence qualifies. You must apply by March 1 for school tax relief beginning July 1, and by December 15 for municipal tax relief where offered. Once approved, you don't need to reapply each year unless you move or the property title changes. Apply through the Montgomery County Board of Assessment Appeals or download the application from their website.
How much can I save by appealing my property taxes in Montgomery County?
With Montgomery County's effective tax rate of 1.35% and median annual tax bill of $5,875, even a modest assessment reduction creates significant savings. For example, if you successfully reduce your assessed value by $20,000, you would save approximately $270 annually, or $2,700 over ten years. On a higher-value property, reducing the assessment by $50,000 would save about $675 per year. In some school districts and townships, the combined millage rates push total savings even higher. The $50 filing fee for single-family homes is often recovered in the first year if your appeal succeeds, and the reduction continues saving you money every year going forward until the next reassessment.
What evidence do I need for a Montgomery County property tax appeal?
The most important evidence is recent comparable sales - properties similar to yours in size, condition, age, and location that sold within the past 6-12 months. Bring at least 3-5 strong comparables showing lower sale prices than your assessed value would indicate. Also provide photographs documenting any property defects, damage, or deferred maintenance that affects value. If you have major issues like foundation problems, roof damage, or outdated systems, include contractor repair estimates or quotes. A professional appraisal is helpful but not required. The Board uses the Common Level Ratio (CLR) to convert current market values back to 1996 base-year values for comparison, so your evidence should focus on demonstrating your home's true current market value is lower than your assessment suggests.
Can I appeal my Montgomery County property taxes online?
No, Montgomery County does NOT accept online property tax appeals. According to the county's 2026 appeal instructions, appeals must be filed either by mail to P.O. Box 311, Norristown, PA 19404-0311, or by hand delivery to One Montgomery Plaza, Suite 301, Norristown during office hours (Monday-Friday 8:30 AM - 4:15 PM). Faxed and emailed appeals are also not accepted. This is different from many other Pennsylvania counties. You can download the appeal form online from the county website, but you must submit the completed form and $50 fee by mail or in person. For the August 1, 2026 deadline falling on Saturday, hand-deliver by July 31, 2026 or get a USPS counter postmark by August 1.
What happens at a Board of Assessment Appeals hearing in Montgomery County?
Hearings in Montgomery County are conducted either in-person at One Montgomery Plaza in Norristown or virtually via Zoom if you request it in advance on the Zoom Hearing Request Form. Hearings are scheduled in blocks between May and October and must be completed by October 31 for annual appeals. At the hearing, you present your evidence to the Board members - typically your comparable sales, photographs, and any other documentation supporting your claim that your property is overassessed. The Board may ask questions about your property and evidence. The Board cannot consider comparisons to your neighbors' assessments or taxes, only fair market value evidence. After the hearing, you receive a written decision by mail. If you disagree, you have 30 days to appeal to the Court of Common Pleas.
Why is my Montgomery County assessed value so much lower than my home's market value?
Montgomery County's assessments are based on 1996 base-year values, not current market values, which is why your assessed value appears much lower than what your home could sell for today. The county sets assessments at 100% of what properties were worth in 1996 and hasn't conducted a countywide reassessment since then. For example, a home worth $436,700 today might have an assessed value of only $150,000-$200,000 based on its 1996 value. During appeals, the Board uses the Common Level Ratio (CLR) - updated annually by the state - to convert current market values back to the 1996 base year for fair comparisons. This means you can't simply argue your home is worth less than your assessment in today's dollars; you need to prove it's overvalued relative to 1996 baseline using the CLR formula.

Official Resources

Montgomery County Board of Assessment Appeals - Official Website →

Official county website with appeal forms, hearing schedules, homestead applications, and property assessment information.

Montgomery County Property Records Search →

Search and view property assessment records, sales history, parcel information, and homestead status by address or parcel ID.

Pennsylvania Property Tax/Rent Rebate Program →

State program providing rebates to eligible seniors and disabled residents with household income of $46,520 or less.

Pennsylvania Homestead Exemption Information - DCED →

State Department of Community and Economic Development resource explaining homestead and farmstead exclusion eligibility and application process.

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

Allegheny County (Pittsburgh)Bucks County (Doylestown)Chester County (West Chester)Columbia County (Bloomsburg)Cumberland County (Carlisle)Delaware County (Media)
← All Pennsylvania property tax appeal info

Sources: https://www.montgomerycountypa.gov/464/Board-of-Assessment-Appeals | https://www.appealdesk.com/appeals/pennsylvania/montgomery | https://www.grovehopper.com/guides/pennsylvania/montgomery-county | https://www.tax-rates.org/pennsylvania/montgomery_county_property_tax | https://worldpopulationreview.com/us-counties/pennsylvania/montgomery-county | https://propertyrecords.montcopa.org/ | https://dced.pa.gov/local-government/property-tax-relief-homestead-exclusion/

Last verified: 2026-07-25