Montgomery County MD Property Tax: Pay, Search & Due Dates
Montgomery County property tax is easier to handle when you separate the County bill from the Maryland assessment record. Montgomery County Department of Finance handles billing, payment and tax-lien collection. Maryland SDAT handles assessed value, property records, Homestead status and the first level of assessment appeals.
For 2026, homeowners should also watch an important bill change: the County Property Tax Credit, commonly called the Income Tax Offset Credit, is $0 for Levy Year 2026. That credit was $692 in Levy Year 2025, so its removal can make a current bill look higher even before assessment or rate changes are considered.
Quick Answer: What Should You Do First?
Open the official Montgomery County real property tax portal and search by 8-digit bill number, 8-digit account number, or street address without the street suffix. Confirm the property, levy year, bill type, amount due and posted payments before paying.
If the problem involves assessed value, Homestead status, a property-record error or an assessment appeal, move to Maryland SDAT instead of trying to solve it through the County payment screen.
Use the County portal for the live bill. Use SDAT for the assessment. Do not treat those two records as interchangeable.
Montgomery County Property Tax: 2026 Snapshot
1.04010 per $100 of assessed value before any applicable municipal taxes or separate charges.
0.11200 per $100 of assessed value on current Levy Year 2026 bills.
County plus State components before municipal property taxes, special districts and non-tax charges.
The County Property Tax Credit / Income Tax Offset Credit is $0 for Levy Year 2026.
Annual bills and first semi-annual installments are due by this date.
Second semi-annual installment deadline for eligible accounts.
Why a 2026 bill may look higher: a principal-residence owner who saw a $692 County Property Tax Credit on a Levy Year 2025 bill should not expect that same ITOC line for Levy Year 2026. Check assessment changes, Homestead credits, municipal taxes and non-tax charges separately.
Which Office Handles Your Montgomery County Property Tax Problem?
Use for real property tax bills, live balances, online payments, payment posting, mailing instructions, refunds, delinquent balances and tax-lien collection.
Use for assessed value, property characteristics, assessment records, principal-residence status, Homestead eligibility and first-level assessment appeals.
Use after a Supervisor-level SDAT appeal if you disagree with the final notice. The second-level appeal generally has a 30-day filing period.
Use for the Homeowners’ Property Tax Credit and related state-administered Montgomery County credit programs.
If the property value is wrong, use SDAT. If the correct bill needs payment, posting or refund help, use Montgomery County Finance.
How to Search Your Montgomery County Property Tax Bill
The County portal is unusually specific about search formatting. It accepts an 8-digit bill number, an 8-digit account number or a street address without street suffixes such as Street, Road, Drive, Avenue or Lane.
- Open Montgomery County Real Property Tax.
- Enter bill number, account number or street address.
- Open the matching property.
- Confirm Levy Year 2026 if that is the bill you need.
- Review live amount due and prior payments.
- Do not pay until the account matches.
Real-world portal tip: the County currently lists weekly maintenance on Saturday from 8 PM to 9 PM, when property search and online payment may be unavailable.
How to Pay Montgomery County Property Tax
Montgomery County currently offers online, phone, in-person and mail payment routes. Fees differ by channel, so choose the route based on both speed and cost.
Currently listed with no fee. Search and verify the property before entering bank information.
Current portal lists a 2.3% service fee. The fee is not collected by the County and is not refundable.
Electronic check is listed with no fee; credit/debit card is currently listed with a 2.45% fee.
Card fee is currently 2.3%. The payment office states that money orders are not accepted.
Include the payment slip from the bottom of the tax bill. Money orders are not accepted.
The County states that taxes are not considered paid until remitted funds clear the County bank account.
- Confirm the 8-digit account number.
- Confirm the levy year.
- Review current balance and prior payments.
- Check mortgage escrow.
- Choose e-check or card.
- Review the fee before final submission.
- Save the confirmation number.
The County currently lists electronic check with no fee. Card fees are different online/in person versus phone, so do not assume every electronic method costs the same.
How to Read the Montgomery County Tax Bill Before Paying
The bill detail contains more than the amount due. It can explain why a balance changed and whether the account is annual or semi-annual.
Eight-digit bill identifier used for County search and payment.
Eight-digit account identifier that connects County billing with property records.
Make sure you are viewing 2026 rather than a prior bill or revised bill.
Determines whether the full bill or one installment is due.
Check State Homestead, County Homestead, Homeowners’ or other applicable credit lines.
Solid waste, Water Quality Protection Charge and other location-specific items may appear.
Saved PDF warning: an older bill can become stale after an escrow payment, credit update, refund, revised assessment or other account change. Search the live account again immediately before paying.
Payment posting: the County says recent payments can take up to 72 hours to appear. If a payment still has not been applied after 10 days, contact MC311 rather than automatically sending a duplicate payment.
Montgomery County Property Tax Due Dates
Montgomery County has different deadlines for regular, semi-annual, supplemental and revised bills. Do not apply the September 30 rule to every notice you receive.
Regular annual real property tax bills must generally be received by this date.
First installment for eligible semi-annual property tax accounts.
Second installment deadline, including any applicable semi-annual service charge.
County guidance says supplemental bills are due 30 days after the last day of the month in which they are issued.
General County guidance provides a separate 30-day deadline for revised tax bills.
County guidance allows real-property payments on the following business day when a due date falls on a weekend or holiday.
Montgomery County does not honor postmarks. The County says mailed payments are posted as received. A check dropped in the mail on September 30 is not automatically treated as timely.
- Open the current bill.
- Use the payment slip from the bottom.
- Make the check payable to “Montgomery County Government MD.”
- Use the current Binghamton payment address.
- Mail early enough to arrive by the deadline.
- Keep a copy of the check and mailing proof.
- Verify the payment later in the online account.
Montgomery County Property Tax Rate for Levy Year 2026
For FY2027 / Levy Year 2026, Montgomery County’s published historical rate schedule lists a total County real-property rate of $1.04010 per $100 of assessed value. The Maryland State real-property tax rate shown on 2026 County bills is $0.11200 per $100.
- County component: $500,000 ÷ 100 × 1.04010 = approximately $5,200.50.
- Maryland State component: $500,000 ÷ 100 × 0.11200 = $560.00.
- Base County + State example: approximately $5,760.50.
- Add any applicable municipal property tax or special/local charges.
- Subtract qualifying credits shown on the bill.
This example is not an official bill. Municipal rates, Homestead credits, Homeowners’ credits, special-tax districts and non-tax charges can materially change the final amount.
Maryland SDAT Assessment Search and Montgomery County Reassessment
Maryland SDAT assesses Montgomery County real property. The County uses the value certified by SDAT to prepare the tax bill.
Best for bills, balances, payment status, fees and tax-lien account information.
Best for assessed value, property description, principal-residence information and assessment history.
- Open Maryland SDAT Real Property.
- Select Montgomery County.
- Search using the supported property information.
- Compare assessed value and property characteristics with the County bill.
- If facts or value look wrong, check the appeal deadline immediately.
2026 Montgomery County reassessment cycle
This Montgomery County reassessment area entered a new triennial assessment effective in 2026.
SDAT lists the next reassessment for this area in 2027.
SDAT lists the next reassessment for this area in 2028.
If your 2026 assessed value changed sharply, first determine whether your property is in the area reassessed effective January 1, 2026. Then compare the assessment notice and sales evidence instead of judging the assessment only from the tax bill.
Montgomery County and Maryland Property Tax Credits in 2026
Maryland uses several different credit programs. They solve different problems and should not be treated as one generic “homestead exemption.”
For an eligible principal residence, the Homestead program limits taxable assessment increases. Maryland requires a one-time eligibility application.
An income-based State credit. The current 2026 application lists an October 1, 2026 filing deadline and requires an annual application.
Montgomery County supplements the State Homeowners’ Credit for qualifying County residents. Eligibility is administered through the State application process.
Qualifying older homeowners may receive additional County relief. County guidance directs homeowners through the State Homeowners’ Credit application so eligibility for related programs can be reviewed.
The County Property Tax Credit / ITOC is $0 for Levy Year 2026. Do not expect the $692 amount shown on many Levy Year 2025 principal-residence bills.
Disabled veterans, qualifying surviving spouses, active-duty service members, blind homeowners and other taxpayers may have separate Maryland exemption routes.
- Confirm the property is your principal residence where required.
- Check whether your Homestead application is already on file.
- For income-based relief, use the current 2026 Homeowners’ application.
- Prepare household income and ownership/residence information.
- File before October 1, 2026 for the current Homeowners’ Credit application.
- Save confirmation and later check the County bill for the applied credit.
How to Appeal a Montgomery County Property Assessment
Maryland appeals the assessment or classification, not simply the size of the tax bill. The first level is through the Montgomery County SDAT assessment office.
Weak appeal argument: Maryland SDAT specifically warns that past assessment percentages, the tax bill amount, metropolitan charges and dissatisfaction with government services are not evidence that the property’s market value is wrong.
Maryland also allows a Petition for Review during years when the property is not undergoing regular reassessment. The filing timing is separate from a standard 45-day assessment-notice appeal.
Mortgage Escrow and Semi-Annual Montgomery County Tax Payments
Maryland principal residences can use the semi-annual property tax schedule. The first installment is due September 30 and the second is due December 31. Mortgage servicers often coordinate this through escrow.
A surplus or shortage shown by your mortgage servicer is not the same thing as a County tax refund or additional County bill. Compare the two records before acting.
New Homeowner and Supplemental Tax Bill Checklist
Montgomery County’s official supplemental-bill guidance is especially important after a purchase, new construction or an assessment change. Supplemental bills can arrive outside the regular July billing cycle.
Confirm account number, current levy year and whether any supplemental bill exists.
A seller tax proration on the settlement statement does not prove that the County received payment.
Confirm property record and principal-residence status after the deed transfer posts.
A prior owner’s Homestead status does not automatically become your application.
Ask the lender which regular and supplemental property tax bills it will pay.
Montgomery County says supplemental tax bills are mailed only to the homeowner.
Escrow + supplemental bill: if you want the lender to pay a supplemental bill, County guidance says the homeowner should contact the lender. Do not assume the mortgage company automatically received the supplemental notice.
County guidance explains that if a supplemental bill is issued during May, its payment can be due by June 30. Always use the exact date on the supplemental notice.
Duplicate Payment, Overpayment and Property Tax Refunds
Duplicate payments can happen when both a homeowner and mortgage servicer pay, when a bank bill-pay payment is still processing, or when two online transactions are submitted.
Wait for normal posting and compare the confirmation with the live County account before paying again.
Keep both the County transaction history and mortgage-servicer disbursement record.
Open the bill detail and review the County’s refund-request instructions rather than assuming an overpayment will automatically be mailed back.
The County says recent payments may take up to 72 hours to appear; after 10 days, MC311 can be used for a service request.
Do not solve a delayed payment by immediately making another payment. Confirm whether the first transaction cleared and where it was applied.
Delinquent Taxes and Montgomery County Tax Lien Sale
Unpaid Montgomery County real property taxes can move into Maryland’s tax-lien process. This is higher-risk than an ordinary late payment, so use current County and Maryland tax-sale information rather than a saved bill.
A tax lien sale does not mean the bidder immediately buys your house. Maryland explains that the unpaid lien is sold. The owner keeps ownership rights until the right of redemption is legally foreclosed.
Montgomery County Property Tax Office: In-Person Payment
27 Courthouse Square, Suite 200
Rockville, MD 20850
8:00 AM–4:30 PM, Monday through Friday, excluding applicable government closures.
Check, cash and credit/debit card are listed. The County states that money orders are not accepted.
240-777-8898. Have the bill or account information available before calling.
Search the account first, bring the bill/account number, confirm the live balance and check the County site for any same-day closure or payment-policy change.
Montgomery County Property Tax Troubleshooting
Likely cause: street suffix or formatting. Next: remove Street, Road, Drive, Lane or similar suffix and search again.
Likely cause: processing time. Next: check your bank and wait for posting before sending another payment.
Likely cause: lender disbursement has not posted. Next: compare the County account with the servicer transaction.
Likely cause: reassessment or property-record issue. Next: use SDAT and check the 45-day appeal window.
Likely cause: the LY26 Income Tax Offset Credit is $0. Next: compare 2025 and 2026 credit lines.
Likely cause: property was not fully assessed for the whole year. Next: check issue date and contact your lender if escrow should pay it.
Likely cause: misunderstanding of mailing rule. Next: County does not honor postmark; verify receipt and current balance.
Likely cause: qualifying delinquent balance. Next: obtain the current payoff immediately and review tax-sale status.
Likely cause: owner + escrow or duplicate transaction. Next: gather both payments and follow County refund instructions.
Documents Worth Keeping
8-digit account number, 8-digit bill number, address and levy year.
Confirmation number, bank/card record, check image and County payment status.
Mortgage statement, annual escrow analysis and tax disbursement record.
Homestead confirmation, Homeowners’ Credit filing and income/supporting documents.
Notice of Assessment, property worksheet, comparable sales, photos and appeal confirmation.
Deed, settlement statement, escrow setup and any supplemental tax bill.
Montgomery County Property Tax Terms
- Levy Year
- The tax year shown on the Montgomery County real property bill. Levy Year 2026 covers the current FY2027 billing period.
- Account Number
- The 8-digit property account identifier accepted by the County tax portal.
- Bill Number
- The 8-digit identifier for a particular Montgomery County property tax bill.
- Homestead Tax Credit
- A Maryland credit that limits taxable assessment growth on an eligible principal residence.
- Homeowners’ Property Tax Credit
- An income-based annual Maryland tax credit for qualifying homeowners.
- Supplemental Tax Bill
- An additional bill issued when a property was not fully assessed for the entire fiscal year.
- Income Tax Offset Credit
- A Montgomery County principal-residence credit formerly shown as the County Property Tax Credit. It is $0 for Levy Year 2026.
- Tax Lien Sale
- The sale of a lien for unpaid taxes and qualifying charges; it is not an immediate transfer of ownership of the real estate.
Related CountyPropertyTaxes.us Guides
These live site pages support this Montgomery County workflow without duplicating the local article’s primary intent.
Official Montgomery County and Maryland Property Tax Links
Montgomery County MD Property Tax FAQs
How do I search Montgomery County Maryland property tax bills?
Use the official Montgomery County Real Property Tax portal. Search with the 8-digit bill number, 8-digit account number or street address without the street suffix. Confirm the property, levy year and current balance before paying.
When are Montgomery County Maryland property taxes due in 2026?
Annual bills and first semi-annual installments are due September 30. The second semi-annual installment is due December 31. Supplemental and revised bills can have separate deadlines, so use the date printed on the current notice.
Does Montgomery County accept a USPS postmark for mailed property tax?
No. Montgomery County’s payment portal states that the County does not honor postmark dates and payments are posted as received. Mail early enough for the payment to arrive by the deadline.
What happened to the Montgomery County $692 property tax credit?
The County Property Tax Credit, also called the Income Tax Offset Credit or ITOC, is $0 for Levy Year 2026 beginning July 1, 2026. Levy Year 2025 principal-residence bills could show a $692 County Property Tax Credit.
How do I appeal my Montgomery County Maryland property assessment?
Start with Maryland SDAT. A standard appeal from a Notice of Assessment generally must be filed within 45 days of the notice date. If you disagree with the Supervisor-level final notice, the Property Tax Assessment Appeal Board filing period is generally 30 days, followed by the Maryland Tax Court when applicable.
Bottom Line
For Montgomery County, Maryland real property tax, start with the County bill portal and verify the current account before paying. Use Maryland SDAT when the issue is assessed value or Homestead status. Watch the September 30 and December 31 deadlines, remember that Montgomery County does not honor postmarks, and compare Levy Year 2025 with 2026 carefully because the former $692 Income Tax Offset Credit is $0 for Levy Year 2026.
Find Bill Pay Tax Due Dates Tax Credits Appeal Value Official LinksMaterially reviewed and updated for Montgomery County, Maryland real property tax rules: August 27, 2026.