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Montgomery County, MD Property Tax Calculator

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Overview of Montgomery County, MD Taxes

Montgomery County, Maryland is one of the wealthiest counties in the country. It has an average effective property tax rate of 0.93%.

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  • About This Answer

    To calculate the exact amount of property tax you will owe requires your property's assessed value and the property tax rates based on your property's address. Please note that we can only estimate your property tax based on median property taxes in your area. There are typically multiple rates in a given area, because your state, county, local schools and emergency responders each receive funding partly through these taxes. In our calculator, we take your home value and multiply that by your county's effective property tax rate. This is equal to the median property tax paid as a percentage of the median home value in your county.

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  • Our Tax Expert

    Jennifer Mansfield, CPA Tax

    Jennifer Mansfield, CPA, JD/LLM-Tax, is a Certified Public Accountant with more than 30 years of experience providing tax advice. SmartAsset’s tax expert has a degree in Accounting and Business/Management from the University of Wyoming, as well as both a Masters in Tax Laws and a Juris Doctorate from Georgetown University Law Center. Jennifer has mostly worked in public accounting firms, including Ernst & Young and Deloitte. She is passionate about helping provide people and businesses with valuable accounting and tax advice to allow them to prosper financially. Jennifer lives in Arizona and was recently named to the Greater Tucson Leadership Program.

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To calculate the exact amount of property tax you will owe requires your property's assessed value and the property tax rates based on your property's address. Please note that we can only estimate your property tax based on median property taxes in your area. There are typically multiple rates in a given area, because your state, county, local schools and emergency responders each receive funding partly through these taxes. In our calculator, we take your home value and multiply that by your county's effective property tax rate. This is equal to the median property tax paid as a percentage of the median home value in your county.

Montgomery County Property Tax Rates

Photo credit: ©iStock.com/Sven Klaschik

The median home value in Montgomery County is $448,700. The average effective property tax rate in the county is 0.93%, and the median total of real estate taxes paid per household in Montgomery County is $4,193.

CountyMedian Home ValueMedian Annual Property Tax PaymentAverage Effective Property Tax Rate
Ashton-Sandy Spring $660,900$6,3940.97%
Aspen Hill $391,400$3,4870.89%
Barnesville$566,200$3,9500.70%
Bethesda $821,000$7,2570.88%
Brookeville$596,200$5,3130.89%
Brookmont$934,000$8,4870.91%
Burtonsville $383,900$3,8000.99%
Cabin John $870,400$7,1970.83%
Calverton$302,200$3,3211.10%
Chevy Chase$1,000,000$10,0001.00%
Chevy Chase CDP$846,500$7,1910.85%
Chevy Chase Section Five Village$1,000,000$9,3450.93%
Chevy Chase Section Three Village $1,000,000$9,0370.90%
Chevy Chase View$877,100$8,1780.93%
Chevy Chase Village$1,000,000$10,0001.00%
Clarksburg $450,200$4,0970.91%
Cloverly$473,200$4,6000.97%
Colesville $436,700$4,0700.93%
Damascus $384,100$3,5570.93%
Darnestown $708,200$6,7530.95%
Derwood $469,700$4,4280.94%
Fairland $300,500$2,9981.00%
Forest Glen$410,100$3,5810.87%
Friendship Heights$404,300$3,0440.75%
Gaithersburg$363,800$3,6591.01%
Garrett Park$710,100$6,7920.96%
Germantown $305,200$2,9540.97%
Glen Echo$770,300$7,0720.92%
Glenmont $373,600$3,4060.91%
Hillandale $360,000$3,6221.01%
Kemp Mill$386,200$3,6660.95%
Kensington$662,400$5,8190.88%
Layhill$429,100$4,2440.99%
Laytonsville$476,800$4,3440.91%
Leisure World $208,200$1,9590.94%
Martin's Additions Village$1,000,000$9,3290.93%
Montgomery$268,400$2,5360.94%
North Bethesda $524,100$4,6850.89%
North Chevy Chase Village$811,700$6,8080.84%
North Kensington $407,900$3,4530.85%
North Potomac $623,700$5,7560.92%
Olney $487,400$4,5050.92%
Poolesville$456,400$3,9810.87%
Potomac $878,200$8,4530.96%
Redland $387,000$3,4950.90%
Rockville$479,100$4,8931.02%
Silver Spring$447,800$3,8110.85%
Somerset$1,000,000$10,0001.00%
South Kensington $657,200$5,7650.88%
Spencerville $461,600$4,6951.02%
Takoma Park$475,800$6,2591.32%
Travilah $1,000,000$10,0001.00%
Washington Grove$462,500$4,7551.03%
Wheaton $330,200$2,9320.89%
White Oak $380,500$3,6480.96%

The property tax levy year goes from July 1 to June 30 in Montgomery County. Each year, the County Council sets a tax rate that will be applied to the assessed value of Montgomery County property that is not exempt from property taxes. For the sake of streamlining the tax collection process, Montgomery County government collects taxes from 22 municipalities in the county. Among these 22 municipalities are biggish cities like Rockville and Gaithersburg.

Montgomery County Property Tax Breaks

Photo credit: ©iStock.com/Jacintha

Need some help with your property taxes? Montgomery County has a Homeowner’s Property Tax Credit Program, which includes a County Supplemental tax credit. The credit is administered by the State of Maryland. Eligibility is based on household income and applications are due no later than September 1 of each tax year.

There’s also special property tax assistance for Montgomery County senior citizens. To qualify, property owners must be at least 65 years old. The credit can equal up to 50% of the combined State Homeowner’s Property Tax Credit (HOTC) and the County Supplement. To qualify, seniors must apply for the HOTC through the State of Maryland. When you apply for the HOTC, the Maryland State Department of Assessments and Taxation will determine whether you’re eligible for not just the HOTC but the County Supplement and the Senior Property Tax Credit, too.

Another property tax break available to Montgomery County property-owners is the Homestead Tax Credit. If your Montgomery County property tax bill exceeds 10% of your gross income (before any deductions are taken), the county will give you a credit. The credit is only available if the property in question is your principal residence, your net worth (not including the value of your home) is less than $200,000, and your combined gross household income is less than or equal to $60,000.

If you file and qualify by May 1, the credit will appear directly on your tax bill, or as a credit certificate that will be sent to you when your property tax bill is mailed. If you file between May 1 and the September 1 deadline, the credit will appear either as a revised tax bill or a tax credit certificate. If your credit arrives after you’ve paid your bill, you’ll get a refund for the tax credit amount. If your application for the Homestead Tax Credit is rejected, the County will notify you by letter and the letter will also explain the appeals process.

How Your Montgomery County Property Tax Bill Works

Photo credit: ©iStock.com/Davel5957

Owner-occupied residential property owners will automatically be placed on a semi-annual property tax payment schedule. You can opt to pay annually but you must notify your lender before May 1 (if you have a mortgage). Annual and semi-annual tax bills are mailed to Montgomery County homeowners in July of each year. Tax bills are also posted to the Montgomery County website by July 1. Annual tax bills are due on September 30. If you pay in semi-annual installments, the first one will be due September 30 and the second installment will be due December 31. If you receive a supplemental or revised tax bill, it will be due 30 days from the date it was issued (not 30 days from the date you received it). There is no discount for early payments and you can’t prepay taxes for the following year.

Your tax bill will indicate whether you have any unpaid property tax bills from prior years, or whether there is a property tax lien on your property. If you don’t get your tax bill in your mailbox, check online. Not getting a physical copy of your bill doesn’t excuse late payment, so stay on top of your tax bills and be sure to inform the county if your address changes.

There are several options for paying your property tax bill. If you pay online, you will not incur any transaction fees if you pay by electronic check. But if you pay by debit card or credit card, the County will impose a 2.5% convenience fee. It’s also possible to pay by telephone but the same 2.5% fee applies for debit and credit card payments.

You can pay by mail and send a check, but the County advises that you send your payment five-seven days before the due date to avoid late fees. Prefer to pay in person? You can pay by cash or check if you visit the Division of Treasury in Rockville, Maryland. You can pay by credit or debit card in person, but the 2.5% fee will apply there, too.

Property Tax: Which Counties are Getting the Best Bang for Their Buck

SmartAsset’s interactive map highlights the places across the country where property tax dollars are being spent most effectively. Zoom between states and the national map to see the counties getting the biggest bang for their property tax buck.

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Rank County Property Tax Rate School Rating Crimes Per 100k People

Methodology

Our study aims to find the places in the United States where people are getting the most for their property tax dollars. To do this we looked at school rankings, crime rates and property taxes for every county.

As a way to measure the quality of schools, we calculated the average math and reading/language arts proficiencies for all the school districts in the country. Within each state, these schools were then ranked between 1 and 10 (with 10 being the best) based on those average scores.

For each county, we calculated the violent and property crimes per 100,000 residents.

Using the school and crime numbers, we calculated a community score. This is the ratio of the school rank to the combined crime rate per 100,000 residents.

We used the number of households, median home value and average property tax rate to calculate a per capita property tax collected for each county.

Finally, we calculated a tax value by creating a ratio of the community score to the per capita property tax paid. This shows us the counties in the country where people are getting the most bang for their buck, or where their property tax dollars are going the furthest.

Sources: US Census Bureau 2016 American Community Survey, Department of Education, Federal Bureau of Investigation, State Police or Justice Department websites