Montgomery County, PA Property Tax Appeal Deadline 2026

In Pennsylvania the assessment on your bill is presumed correct until you prove otherwise — and the proof that counts is fair market value: recent sales of comparable homes around Norristown, King of Prussia and Lansdale (a sales-comparison, cost, or income analysis), not a list of other properties' assessed values.

Appeals go to the Montgomery County Board of Assessment Appeals. There is no statewide deadline — each county sets its own annual cutoff, and missing it forecloses the annual appeal for that tax year. Montgomery County's window: By August 1, 2026 (a Saturday — confirm the business-day cutoff with the board). Filing fee: $50 for a single-family residential parcel, excluding apartments (non-refundable, payable to the Montgomery County Treasurer).

How to appeal in Montgomery County — step by step

1. 1

   Confirm your county's exact deadline

   Pennsylvania deadlines vary by county (commonly August 1, with different dates in Philadelphia and Allegheny County). The date on your assessment notice or the board's website controls — verify it before anything else.

2. 2

   Gather comparable sales

   Three to five recent sales of similar homes are the backbone of a residential appeal. The board presumes the current assessment is correct, so the burden of proving market value is on you.

3. 3

   File the written appeal on the county's form

   Each Pennsylvania county provides its own appeal form. Submit it to the Montgomery County Board of Assessment Appeals before the deadline — a late annual appeal is out for the year.

4. 4

   Deliver your evidence in advance

   Boards commonly require written evidence a fixed number of days before the hearing (about 10 days is typical) and may require multiple paper copies — check your county's hearing rules when you file.

5. 5

   Present your case at the hearing

   Walk the board through your comparable sales and your conclusion about the home's fair market value. Evidence not provided in advance generally must be presented at the hearing itself — the board will not continue the hearing to accept late evidence.

6. 6

   Keep paying your tax bill

   An appeal does not pause collection. Pay on time; a reduction is applied after the board rules.

Every step above is yours to do — the petition form is free from the county and you can represent yourself. The work sits in one step: the evidence. The Montgomery County Board of Assessment Appeals decides on recent sales of homes comparable to yours, near you. Finding those records, matching them by size and date, and laying them out the way the board reads them is the part we assemble.

Frequently asked questions

• When is the deadline to appeal property taxes in Montgomery County in 2026?

  2026 annual appeals to the Montgomery County Board of Assessment Appeals are due by August 1. In 2026 August 1 falls on a Saturday, so filings are generally accepted through the next business day — Monday, August 3 — but confirm the exact cutoff with the board before counting on it.

• What does it cost to file?

  $50 for a single-family residential parcel, excluding apartments (non-refundable, payable to the Montgomery County Treasurer). Fees are set county by county in Pennsylvania, so double-check the board's current schedule when you file.

• What evidence actually works in a Pennsylvania appeal?

  Proof of fair market value — recent comparable sales, or a cost or income analysis. Pointing at other properties' assessed values is not the operative proof; the appellant bears the burden and the existing assessment is presumed correct.

• What if I miss the deadline?

  Missing the county's annual filing deadline forecloses the annual appeal for that tax year — the next chance is next year's window. Put the county's date on your calendar now.

More Pennsylvania county deadline guides

• Philadelphia County
• Allegheny County
• Bucks County
• Delaware County
• Chester County
• Berks County