Montgomery County property taxes: how your assessment becomes a tax bill
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Explainer video with captions.
Montgomery County's factor: 3.36
Montgomery County assessments are based on 1996 values (in effect since the 1998 tax year). To bring an assessment up to today's market, the state publishes a factor for each county. For Montgomery County it's 3.36, for appeals filed July 1, 2026 – June 30, 2027.
Worked example
A home assessed at $175,000 × 3.36 = $588,000. That's the value the county taxes it as if it's worth. If the home would sell for about $515,000, a fair assessment would be about $515,000 ÷ 3.36 ≈ $153,274. At East Norriton Twp's rates, that difference is about $1,052 a year, every year.
Illustration only, at a typical sale price for the county; the Board uses the state's unrounded figure, so exact results differ slightly.
Filing facts for Montgomery County
General information from the county's published rules, not legal advice. Check the county's current rules before you file.
| Where | Montgomery County Board of Assessment Appeals · official page |
|---|---|
| Deadline | Annual appeals are due August 1. August 1, 2027 is a Sunday, so the last safe day is Friday, July 30, 2027 (hand delivery or a Post Office counter postmark). File as soon as you're ready; the deadline is the last day, not the target. |
| Filing fee | $50 per parcel for a single-family home. |
| How to file | By mail with a postmark (a Post Office counter postmark is recommended) or hand delivery. Email and fax aren't accepted. |
| Evidence copies | 3 copies of your evidence, provided as far ahead of the hearing as possible. |
| Hearing | You (the owner) or a PA-licensed attorney present the appeal at the hearing. Your hearing notice gives the date, time and place. |
| Look up your assessment | Montgomery County property records |
Services in Montgomery County
Complete Tax Savings Analysis
$19.99
Your full numbers, emailed: taxes by taxing authority, yearly savings at your value (plus 5- and 10-year totals), your county's deadline, and deadline reminder emails.
DetailsThe Playbook for your county
$99.99
A step-by-step guide, with short videos, to handling your own appeal through your county's process: checking your numbers, filling out the application, finding recent sales of homes like yours, hearing day and what comes after.
DetailsStrongest evidence: an appraisal
Free referral
We'll email you names of PA-certified appraisers who work in your county; you hire and pay the appraiser directly. The Board may give more weight to an appraisal by a PA-certified appraiser than to other evidence.
We don't appraise your home or give an opinion of its value. If you choose it, our calculator uses a third-party automated estimate (a computer model, not an appraisal); you decide your own opinion of value and state it to the Board. Automated estimates never go on anything you file with the Board. PA Tax Crushers and our broker are not attorneys and do not provide legal advice or represent you in your appeal.