County property tax calculator
Property Tax Calculator for Montgomery County
Montgomery County falls close to the national property tax average. At 1.409%, the effective rate is within a range that most US buyers see as typical — roughly in line with the 1.07% figure that governs the national conversation. On the county's median home value of $409,900, the annual tax bill lands at $5,775, or about $481 per month paid through escrow. The result is a tax load that neither stands out nor surprises. For buyers comparing this county with neighbors, the property tax line will look familiar. Escrow analysis each year will adjust for changes in assessed value, but the rate itself is stable and predictable for budget planning. Montgomery County's median home value of $409,900 sits far above the Pennsylvania state average — this is a premium market. Buyers here typically see larger down payments, higher loan amounts, and pricing that can push certain loans into jumbo territory. The valuation reflects a combination of demand, employment access, and local amenities that tend to hold long-term. For buyers entering this market, the math shifts: monthly payments scale with the loan amount, and lenders may apply stricter scrutiny at higher price points. Homeowners' insurance and property tax often run above state norms as a direct result. Anyone budgeting a purchase should plan for the full carrying cost, not just the loan payment. Buyers moving into this tier should expect lender scrutiny on jumbo financing thresholds and may benefit from a full pre-approval before touring properties, since the price point often attracts multiple offers and fast decisions.
Property Tax Details
National average is 1.07%
Used to project future tax burden
Annual Property Tax
$0
Insights
Property Tax Landscape in Montgomery County
Montgomery County's 1.409% rate tracks close to Pennsylvania's average of 1.44%. There is no meaningful deviation for local buyers — the county sits in the middle of the state's tax picture. On a median home, the annual tax burden is close to what a buyer would expect anywhere in Pennsylvania. This alignment makes the county easy to compare against others in the state without adjusting for tax rate. Escrow analysis follows the same pattern as state peers. For buyers considering multiple counties in Pennsylvania, this one will feel familiar on the tax line. Within Pennsylvania, Montgomery County ranks as the 23th highest of 67 counties by effective property tax rate.
Montgomery County's median home value of $409,900 sits far above the Pennsylvania state average — this is a premium market. Buyers here typically see larger down payments, higher loan amounts, and pricing that can push certain loans into jumbo territory. The valuation reflects a combination of demand, employment access, and local amenities that tend to hold long-term. For buyers entering this market, the math shifts: monthly payments scale with the loan amount, and lenders may apply stricter scrutiny at higher price points. Homeowners' insurance and property tax often run above state norms as a direct result. Anyone budgeting a purchase should plan for the full carrying cost, not just the loan payment. Median household income in Montgomery County sits above the Pennsylvania state average at $111,521, supporting broader access to conventional loan products and stronger debt-to-income profiles at the lender level. The price-to-income ratio of 3.7x reflects a balanced profile for the region — median-income buyers have reasonable access to the market. Median gross rent runs $1,612 per month, giving renters a baseline to compare against ownership costs in the same market.
Property Tax Scenarios — Montgomery County
The scenarios below show how property tax scales across a range of home values typical for a premium market. Buyers comparing price points can see the direct effect on annual and monthly escrow: each step up in value moves the tax line proportionally at the county's effective rate. This is not the loan payment — it is the tax component that sits inside the monthly mortgage servicer collection.
| Home Value | Annual Tax | Monthly Escrow | 10-Year Total |
|---|---|---|---|
| $205,000 | $2,888 | $241 | $28,885 |
| $305,000 | $4,297 | $358 | $42,975 |
| $410,000 | $5,777 | $481 | $57,769 |
| $615,000 | $8,665 | $722 | $86,654 |
| $820,000 | $11,554 | $963 | $115,538 |
Frequently asked questions
The questions below address what buyers typically want to know about property tax in Montgomery County — rate, escrow, deductibility, and how it compares to the state. All answers use county-specific figures.
What is the property tax rate in Montgomery County?
Montgomery County has an effective property tax rate of 1.409%, close to the national average (national average: 1.07%). On a median home of $409,900, that's about $5,775 per year, or $481 monthly through escrow.
How much are property taxes on a home in Montgomery County?
At the county median of $409,900, annual property taxes run roughly $5,775, collected through mortgage escrow at about $481 per month.
How does Montgomery County compare to Pennsylvania?
Montgomery County's 1.409% rate is essentially in line with Pennsylvania's statewide average of 1.44%. The difference equals about $127 per year on a median home.
What is the median income in Montgomery County?
Median household income in Montgomery County is $111,521 (Census ACS 2023). Median gross rent runs $1,612 per month.
Are property taxes deductible in Montgomery County?
Yes, property taxes are deductible on federal returns when you itemize, subject to the SALT cap ($10,000 for most filers). Montgomery County homeowners paying $5,775 annually may benefit if their combined state and local tax burden exceeds the standard deduction.
How are property taxes calculated in Montgomery County?
The county assessor multiplies your home's assessed value by the local tax rate. On a $409,900 home at the county's effective rate of 1.409%, the annual bill is approximately $5,775.
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Disclaimer: This calculator and the content on this page are for educational purposes only. They do not constitute financial, legal, or tax advice. Rates, loan limits, and eligibility criteria vary by lender, location, and borrower profile. Always consult a licensed financial professional before making borrowing decisions. CalcPier is independent and not affiliated with any lender listed on this page.
