Montgomery County Property Tax Appeal — Pennsylvania

Rob Hartley·Updated February 15, 2026

Montgomery County is the third most populous county in Pennsylvania, with its county seat in Norristown and major population centers including King of Prussia, Lansdale, and Pottstown. Norristown is the county seat of Montgomery County, where most local government offices are located. Property tax appeals are particularly important here as the effective rate in Montgomery County is 1.25%. At that rate, a homeowner with a home worth the statewide median ($461,900) would pay $5,795 annually in property taxes. This rate is higher than the national average of 0.89%, making property tax appeals a valuable tool for homeowners seeking to reduce their tax burden.

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

Median Home

$382,300

Tax Rate

1.25%

Annual Tax

$4,398

Population

856,553

2026 Appeal Deadline: August 1

Deadline for filing an annual appeal is August 1 to be effective for the following tax year. Interim appeals must be filed within 40 days of the mailing date stated on the assessment change notice.

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

How Montgomery County Assesses Property

100%of market value

Assessed by: Board of Assessment Appeals

Assessment cycle: annual

Notices typically mailed: spring each year. They'll typically reach your mailbox by the middle of March.

Currently in Montgomery County, all assessments are set at 100% of the 1996 base year value. In Montgomery County, properties are assessed at 100% of their market value. For example, if your home's market value is $382,300 (the county's median), at Pennsylvania's 100% assessment ratio your assessed value would be $382,300, resulting in approximately $4,779 in annual taxes at the county's effective rate of 1.25%.

The Appeal Process

Appeals are heard by the Board of Assessment Appeals. Annual appeal hearings start in May and must be heard by October 31. As a result of the hearing the assessment may be raised, remain the same, or be lowered. No one should assume that by filing an appeal, a reduction will be automatically granted.

Step 1: Complete an assessment appeal form. Appeal forms are available several different ways: 1. online 2. Contact our office at(610) 278-3761 Office hours are 8:30 a.m. - 4:15 p.m. 3. You may pick up a form at the Montgomery County Board of Assessment Appeals Office in Norristown

Step 2: Submit the appeal form with required filing fee. Single Family Residential or Individually Owned Condominium (excluding apartments) - fifty dollars ($50.00) Residential (multi-family) (duplexes) - one hundred dollars ($100.00) Commercial and Industrial (including apartments) - two hundred dollars ($200.00)

Step 3: Attend a Hearing: After filing your appeal, you'll be scheduled for a hearing before the Board of Assessment Appeals. During this hearing, you'll have the opportunity to present your case and any supporting evidence.

Step 4: Receive the Board's Decision: The Board will review your case and make a determination. You'll receive a written decision in the mail.

Step 5: Further Appeals: If you disagree with the decision of the Board, you have the option to further appeal to the Montgomery County Court of Common Pleas. The property owner and taxing authorities have thirty (30) days from the mailing date on the notice of the Board's decision to file a Petition with the Court of Common Pleas of Montgomery County.

Required form: Assessment appeal form (available online or at the Board office)

Filing Methods

online: online through the Montgomery County Board of Assessment Appeals website

mail: P.O. Box 311 Norristown, PA 19404-0311

in-person: One Montgomery Plaza, 3rd floor, Suite 301 425 Swede & Airy Streets

email: boahelp@https://montgomerycountypa.gov

Evidence to Bring

recent appraisals photographs of property damage documentation of comparable properties in your area repair estimatessales data

Montgomery County Assessor Contact

Board of Assessment Appeals

Phone: (610) 278-3761

Address: P.O. Box 311 Norristown, PA 19404-0311 Location: One Montgomery Plaza Suite 301 425 Swede St. Norristown, PA 19401

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

Online Portal: https://propertyrecords.montcopa.org/

Hours: Monday - Friday 8:30 a.m. - 4:15 p.m.

Tax Exemptions in Montgomery County

Homestead Exclusion

Varies by school district based on state gaming revenue allocation

The Homestead Exclusion allows eligible Pennsylvania homeowners to lower the taxable value of their primary residences, thereby reducing their overall property tax bill. This program is particularly focused on providing relief from school property taxes, which often represent a significant portion of a homeowner's annual property tax payment.

Eligibility: Only a primary residence of an owner of the property may receive the homestead exclusion. This is where you intend to reside permanently until you move to another home. Both houses and condos are eligible, provided they are the homeowner's primary place of residence. Deadline: March 1

Municipal Homestead Exclusion

Upper Gwynedd is offering a $30,000 exemption on the assessed valuation of your property. For example, qualifying property owners whose property is assessed at $200,000 would pay Township real estate tax on $170,000 of the assessed valuation.

Some municipalities in Montgomery County offer additional homestead exclusions on local taxes

Eligibility: Primary residence only, must be owner-occupiedDeadline: December 15

Property Tax/Rent Rebate Program

Up to $975 for homeowners

property tax rebate forms that are available through the Pennsylvania Department of Revenue

Eligibility: Household income must be $46,520 or less annually , age 65 or older, disabled, or widow/widower age 50+Deadline: June 30

Disabled Veterans Exemption

Varies based on disability rating

programs available for disabled veterans

Eligibility: Veterans with service-connected disabilitiesDeadline: Contact Veterans Affairs for details

Official Resources

Montgomery County Board of Assessment Appeals →

Official county website for property assessment information, appeal forms, and filing instructions

Montgomery County Property Records Search →

Search property records by parcel number or address to find assessment values and property details

Pennsylvania Property Tax/Rent Rebate Program →

State program offering rebates up to $975 for eligible seniors, disabled persons, and low-income homeowners

Montgomery County Homestead Exclusion Application →

Download the homestead exclusion application form and instructions for property tax relief

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?

The deadline for filing an annual appeal is August 1 to be effective for the following year. This is a firm deadline that applies to all annual property tax appeals in Montgomery County. For interim appeals, you must file your Notice of Appeal within 40 days of receiving your assessment notice. It's important to mark these dates on your calendar and file your appeal early to ensure you don't miss the deadline, as late filings will not be accepted and you'll have to wait until the next year to appeal.

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

Montgomery County offers several convenient ways to file your property tax appeal. Appeal forms are available online through the Board of Assessment Appeals website. You can also contact the office at(610) 278-3761 to request a form, or pick up a form at the Montgomery County Board of Assessment Appeals Office in Norristown, located at One Montgomery Plaza, 3rd floor, Suite 301 425 Swede & Airy Streets. Remember to include the required filing fee with your application.

What is the homestead exemption worth in Montgomery County?

The homestead exemption value in Montgomery County varies depending on your school district and municipality. The amount of tax relief you receive through the Homestead Exclusion depends on several factors, including the total value of all approved homestead properties within your school district and the allocation of state-funded tax relief dollars. The Homestead Exclusion is primarily funded by a portion of the state's gaming revenues, along with other designated state resources for property tax relief. Some townships offer additional exclusions; for example, Upper Gwynedd is offering a $30,000 exemption on the assessed valuation of your property. Applications must be submitted by March 1 for school tax relief.

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

After filing your appeal, you'll be scheduled for a hearing before the Board of Assessment Appeals. During this hearing, you'll have the opportunity to present your case and any supporting evidence. Annual appeal hearings start in May and must be heard by October 31. It's important to come prepared with documentation such as recent appraisals, photos of property damage, or comparable sales data. As a result of the hearing the assessment may be raised, remain the same, or be lowered. No one should assume that by filing an appeal, a reduction will be automatically granted. You'll receive a written decision within 30 days of your hearing.

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

The amount you can save through a property tax appeal in Montgomery County depends on how much your current assessment exceeds your property's actual market value. With Montgomery County's effective tax rate of 1.25%, a homeowner with a home worth the statewide median ($461,900) would pay $5,795 annually in property taxes. If your appeal successfully reduces your assessment by $50,000, you could save approximately $625 per year. 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 key is proving your property is overassessed compared to similar properties in your neighborhood.

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

For a successful property tax appeal in Montgomery County, you'll need strong supporting evidence. This could include recent appraisals, photographs of property damage, or documentation of comparable properties in your area. Comparable sales evidence from similar homes that sold recently in your neighborhood is particularly compelling. Photos showing any deterioration, damage, or issues with your property that affect its value are also important. Professional appraisals conducted within the last year carry significant weight. Property appraisers, real estate professionals, or tax consultants can provide valuable insights and supporting documentation that strengthens your argument. Their expertise can be particularly advantageous during the appeals hearing.

Can I appeal if a school district increases my assessment in Montgomery County?

You may own a property that the school district appealed in an attempt to increase your assessment. Please contact us immediately if you get a notice from the Board of Assessment Appeals that the school district is appealing your assessment. Taxing districts have the same right of appeal as property owners with regard to real property assessments. This often happens after a property sale, as the sale price can alert the district to a potential underassessment. If you receive notice of a school district appeal, you have the right to defend your current assessment at a hearing, and it's advisable to gather evidence supporting your property's current assessed value.

What are the fees for filing a property tax appeal in Montgomery County?

Filing Fees: This is a non-refundable processing fee. Check or money order made payable to: Montgomery County Treasurer for each application. Single Family Residential or Individually Owned Condominium (excluding apartments) - fifty dollars ($50.00) Residential (multi-family) (duplexes) - one hundred dollars ($100.00) Commercial and Industrial (including apartments) - two hundred dollars ($200.00) These fees must be included with your appeal application. The fee is non-refundable regardless of the outcome of your appeal, but considering the potential tax savings over multiple years, it's often a worthwhile investment if you have evidence your property is overassessed.

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)Delaware County (Upper Darby)Philadelphia County (Philadelphia)

← All Pennsylvania property tax appeal info

Sources: https://www.montgomerycountypa.gov/464/Board-of-Assessment-Appeals | https://www.montgomerycountypa.gov/faq.aspx?TID=37 | https://smartasset.com/taxes/pennsylvania-property-tax-calculator | https://www.ownwell.com/trends/pennsylvania/montgomery-county

Last verified: 2026-02-15