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County tax profile · 2026 · Census ACS + IRS data

Property Tax & Income in Montgomery County, Pennsylvania

Montgomery County has an effective property tax rate of 1.34%. On the median home value of $436,700, that's roughly $5,875 per year. Median household income is $113,915.

Effective Property Tax Rate1
1.34%
median tax $5,875 ÷ median home $436,700
Median Home Value1
$436,700
owner-occupied
Median Household Income1
$113,915
per-capita $62,159
Est. Annual Tax on Median Home1
$5,875
at 1.34% effective rate

What you'll pay, at a glance

Property taxes are the largest local tax most homeowners pay. The effective rate measures the real tax bill as a share of home value — a more useful number than the nominal “mill rate,” because assessment practices vary county to county.

MetricMontgomery CountyPennsylvania (state context)
Effective property tax rate11.34%1.27%
Median home value1$436,700—
State income tax3top rate 3.07%top rate 3.07%
State sales tax36.34% combined6.34% combined

How this is calculated

The effective property tax rate is the median real-estate tax bill divided by the median home value — both for owner-occupied homes, from the U.S. Census Bureau's American Community Survey (ACS 5-year estimates)1. Median income is also from the ACS1. Federal and state income-tax figures use IRS2 and Tax Foundation3 data.

About Montgomery County, PA

Montgomery County’s effective property tax rate of 1.345% sits above Pennsylvania’s statewide median of 1.269%, placing it 22nd among the state’s 67 counties. That ranking signals a county where property taxes run somewhat higher than what many Pennsylvania homeowners pay. The gap with the national median of 0.794% is wider still, meaning owners here face a notably steeper rate than the country as a whole. On a median home value of $436,700, the annual real-estate tax bill comes to $5,875. Households earning a median of $113,915 devote part of that income to property taxes, and per-capita income stands at $62,159. Communities such as Norristown, Philadelphia, and Perkiomenville fall within the county. Altogether, the figures point to a jurisdiction whose property taxes exceed both state and national norms, a consideration for anyone weighing a move or purchase here.

Frequently asked questions

What is the property tax rate in Montgomery County, PA?
The effective rate is 1.34% — meaning the median tax bill equals about 1.34% of the median home value.
How much are property taxes on a median home?
On the median home ($436,700), the estimated annual bill is about $5,875.
Is Montgomery County's rate high or low?
Compare it to the state median of 1.27% and the national average near 1.1%.
How does the effective rate differ from my mill rate?
A mill rate is the nominal levy per $1,000 of assessed value. The effective rate reflects what you actually pay after exemptions and assessments — it's the median tax bill as a share of median home value, so it better predicts your real cost.
Will a reassessment raise my tax bill?
Not necessarily. If your home's assessed value rises, your bill can go up, but only if the mill rate and exemptions stay flat. Contact the Montgomery County assessor's office to review your current assessment.
Can I appeal my property tax assessment?
Yes. Most counties allow an appeal when you believe the assessed value exceeds the market value. File with the Montgomery County assessor within the local deadline, typically with comparable sales as evidence.
Sources
[1] U.S. Census Bureau — ACS 5-Year (2023) — Median home value (B25077), median real-estate taxes (B25103), median household income (B19013), per-capita income (B19301).
[2] IRS — Statistics of Income — County income, AGI, and real-estate taxes paid.
[3] Tax Foundation — State income, sales, corporate, and estate/inheritance tax rates.