Pennsylvania · Montgomery County · Local exemptions · Updated Oct 2026

Montgomery County, PA property tax exemptions (2026)

The property tax breaks that are set or run locally in Montgomery County, on top of Pennsylvania’s statewide rules: what each is worth here, who qualifies, where to apply and the deadline.

What is different in Montgomery County

Montgomery County homeowners file one Homestead/Farmstead application with the Board of Assessment Appeals; it covers the state-funded school relief (PDE 2025-26 estimates $0 to $777 a year per home, depending on the district) and any municipal homestead exclusion where the municipality participates. Municipal relief has an earlier December 15 cutoff.

Apply at
Montgomery County Board of Assessment Appeals
Phone
610-278-3761
Local breaks
Homestead/Farmstead Exclusion (state gaming-funded school tax relief, Act 1 of 2006), Municipal Homestead Exclusion (Act 50, participating municipalities)
Tax year
2025-26, 2026

Where to apply in Montgomery County

Montgomery County Board of Assessment Appeals

Phone
610-278-3761
Address
One Montgomery Plaza, Suite 301, 425 Swede St., Norristown, PA 19401 (mail: P.O. Box 311, Norristown, PA 19404-0311)
Official exemptions page

Other offices

Local exemptions in Montgomery County

Homestead

Homestead/Farmstead Exclusion (state gaming-funded school tax relief, Act 1 of 2006)

Varies by school district. PDE estimates 2025-26 school tax relief per approved homestead from $0 (Bryn Athyn SD) to $777 (Pottstown SD) across the 22 districts PDE lists under Montgomery County (median $448). The actual amount is calculated by each district and shown on your school tax bill; see the table of districts.

Set by
school district (state program, local amount)
Tax year
2025-26
Who qualifies
You own the home and it is your permanent primary residence. Farmstead: farm buildings used for agriculture on a farm of 10 or more contiguous acres. No age or income test.
How to apply
Mail or drop off the Homestead/Farmstead application at the Board of Assessment Appeals (P.O. Box 311, Norristown, PA 19404-0311; walk-in: One Montgomery Plaza, Suite 301, 425 Swede St.). One application covers every taxing body that offers the exclusion.
Deadline
March 1 for the school tax year that starts July 1
Renewal
One-time: once approved you do not reapply unless ownership changes or you move. Tell the assessment office within 45 days if the home stops being your primary residence.

Source: official page

Other

Municipal Homestead Exclusion (Act 50, participating municipalities)

Some Montgomery County municipalities also give a homestead exclusion on municipal tax; the amount is set by the municipality.

Set by
municipality
Tax year
2026
Who qualifies
Approved homestead in a participating municipality.
How to apply
The same county Homestead/Farmstead application covers every participating taxing authority. Apply by December 15 to see the municipal reduction on the tax year starting the next January 1 (March 1 is the deadline for school tax starting July 1).
Deadline
December 15 (municipal tax for the next January 1); March 1 (school tax for July 1)
Renewal
One-time

Source: official page

Amounts by taxing unit in Montgomery County

Each school district, city or other taxing unit can set its own amount. Find the ones on your tax bill.

Sort:
Taxing unitTypeHomestead break per homeApproved homesteads 2025-26 (number of homes)State allocation 2026-27 (whole-district total, not per home)Source
Abington SDschool district$533 a year (PDE estimate, 2025-26)14,917$7,974,868 for the whole district (not per home)official
Bryn Athyn SDschool district$0 a year (PDE estimate, 2025-26)0$8,352 for the whole district (not per home)official
Cheltenham Township SDschool district$648 a year (PDE estimate, 2025-26)7,827$5,056,737 for the whole district (not per home)official
Colonial SDschool district$469 a year (PDE estimate, 2025-26)10,144$4,758,664 for the whole district (not per home)official
Hatboro-Horsham SDschool district$494 a year (PDE estimate, 2025-26)7,916$3,894,533 for the whole district (not per home)official
Jenkintown SDschool district$770 a year (PDE estimate, 2025-26)1,081$859,278 for the whole district (not per home)official
Lower Merion SDschool district$417 a year (PDE estimate, 2025-26)14,903$6,208,279 for the whole district (not per home)official
Lower Moreland Township SDschool district$630 a year (PDE estimate, 2025-26)3,649$2,231,153 for the whole district (not per home)official
Methacton SDschool district$394 a year (PDE estimate, 2025-26)8,382$3,301,216 for the whole district (not per home)official
Norristown Area SDschool district$422 a year (PDE estimate, 2025-26)10,982$4,647,805 for the whole district (not per home)official
North Penn SDschool district$343 a year (PDE estimate, 2025-26)24,007$8,283,281 for the whole district (not per home)official
Perkiomen Valley SDschool district$385 a year (PDE estimate, 2025-26)8,673$3,313,759 for the whole district (not per home)official
Pottsgrove SDschool district$508 a year (PDE estimate, 2025-26)5,209$2,659,479 for the whole district (not per home)official
Pottstown SDschool district$777 a year (PDE estimate, 2025-26)3,624$2,825,885 for the whole district (not per home)official
Souderton Area SDschool district$338 a year (PDE estimate, 2025-26)10,958$3,729,317 for the whole district (not per home)official
Spring-Ford Area SDschool district$329 a year (PDE estimate, 2025-26)12,526$4,130,401 for the whole district (not per home)official
Springfield Township SDschool district$541 a year (PDE estimate, 2025-26)5,215$2,834,043 for the whole district (not per home)official
Upper Dublin SDschool district$511 a year (PDE estimate, 2025-26)7,280$3,733,637 for the whole district (not per home)official
Upper Merion Area SDschool district$149 a year (PDE estimate, 2025-26)7,856$1,166,759 for the whole district (not per home)official
Upper Moreland Township SDschool district$427 a year (PDE estimate, 2025-26)4,892$2,077,917 for the whole district (not per home)official
Upper Perkiomen SDschool district$323 a year (PDE estimate, 2025-26)6,135$1,991,341 for the whole district (not per home)official
Wissahickon SDschool district$502 a year (PDE estimate, 2025-26)8,941$4,557,952 for the whole district (not per home)official

State exemptions that also apply here

These breaks come from Pennsylvania law. Their full rules, forms and deadlines are on the Pennsylvania page.

All Pennsylvania property tax exemptions

By group in Pennsylvania: Seniors · Veterans · Disability · Surviving spouses

Savings estimate for Montgomery County

Roughly what an exemption could save you a year: the value it takes off, times your tax rate.

Filled in when the exemption is a fixed dollar amount. You can change it.

Montgomery County median effective rate: 1.29% (taxes paid as a share of home value). Use your own rate if you know it.

Enter a value and a tax rateChoose an exemption or type the value it takes off.

Median effective rate in Montgomery County: U.S. Census Bureau, American Community Survey, 2020–2024 5-year estimates, county figures as published by Tax Foundation. It is a county-wide middle value; rates differ by town and school district.

An estimate, not a bill. Nothing you type here is sent anywhere.

Eligibility finder for Montgomery County

Answer a few questions to see which property tax breaks may fit you. Nothing you type here is sent anywhere.

Leave empty if you'd rather not say.

Everyone in the home, before taxes. Optional: used only to compare with income limits.

Do you own and live in the home?Answer the first question to see results.

A first check, not a decision: only your county, city or town assessor decides. We read ages, ratings and income limits only where the official rule states them plainly; otherwise we show the rule for you to check.

Document checklist for Montgomery County

Pick the breaks you plan to apply for. You get a checklist of forms, documents, steps and deadlines to print or keep on your phone.

The checklist asks for no personal details and nothing is sent to our server: the files are made on your device.

Exemptions to include

Questions about property tax exemptions in Montgomery County

What property tax exemptions are there in Montgomery County?

Montgomery County homeowners file one Homestead/Farmstead application with the Board of Assessment Appeals; it covers the state-funded school relief (PDE 2025-26 estimates $0 to $777 a year per home, depending on the district) and any municipal homestead exclusion where the municipality participates. Municipal relief has an earlier December 15 cutoff. Local breaks here: Homestead/Farmstead Exclusion (state gaming-funded school tax relief, Act 1 of 2006); Municipal Homestead Exclusion (Act 50, participating municipalities).

Where do I apply for a property tax exemption in Montgomery County?

Montgomery County Board of Assessment Appeals Phone: 610-278-3761 Address: One Montgomery Plaza, Suite 301, 425 Swede St., Norristown, PA 19401 (mail: P.O. Box 311, Norristown, PA 19404-0311). Also: Pennsylvania Department of Education, Property Tax Relief, which state program: sets each school district's yearly property tax reduction allocation.

When is the deadline to apply in Montgomery County?

Homestead/Farmstead Exclusion (state gaming-funded school tax relief, Act 1 of 2006): March 1 for the school tax year that starts July 1. Municipal Homestead Exclusion (Act 50, participating municipalities): December 15 (municipal tax for the next January 1); March 1 (school tax for July 1)

Do I have to reapply every year in Montgomery County?

Homestead/Farmstead Exclusion (state gaming-funded school tax relief, Act 1 of 2006): One-time: once approved you do not reapply unless ownership changes or you move. Tell the assessment office within 45 days if the home stops being your primary residence. Municipal Homestead Exclusion (Act 50, participating municipalities): One-time.

Do Pennsylvania’s statewide exemptions apply in Montgomery County too?

Yes. The statewide breaks on our Pennsylvania page apply here as well, for example Homestead and Farmstead Exclusion (Taxpayer Relief Act), Property Tax/Rent Rebate Program and Disabled Veterans' Real Estate Tax Exemption. This page adds what Montgomery County sets or runs itself.

Good to know in Montgomery County

  • If your school district is not in the table, PDE lists it under a neighboring county (a district that crosses county lines appears under one county only); the application still goes to the assessment office of the county where your home is.
  • PDE's per-homestead figures are estimates; each district calculates the actual reduction and must show it on the school tax bill as a "Notice of Property Tax Relief".
  • If the Board denies your homestead application you can appeal within 40 days of the decision notice.

Think your assessed value is too high? See how to appeal in Montgomery County.

Sources

Last checked: Oct 2026.