Property Tax Appeals in Montgomery County, Pennsylvania
Montgomery County's annual assessment appeal deadline is August 1 of the year before the tax year under the Board's revised 2026 rules. For tax year 2027 that was Saturday, August 1, 2026, and that annual window is now closed. Under the same rule, the tax-year 2028 annual deadline would be August 1, 2027; confirm the Board's current rules before relying on it. An interim appeal from a notice of assessment change has a separate, year-round 40-day period. The Board's current form requires parcel and ownership information, the existing assessment, the owner's opinion of market value, a reason for appeal, an original signature, the applicable fee, and three copies of supporting documents. The FairPath owner-guided evidence packet remains available year-round to organize the record and evidence. FairPath does not sign or submit the appeal, pay the county fee, supply an opinion of value, or appear for the owner.
Assessment context: Montgomery County maintains the assessment rolls, maps, and real-estate ownership registry. Begin with the official parcel number, municipality, school district, assessed land and improvements, property use, living area, age, construction, lot, condition, and change-notice history. Pennsylvania appeal analysis may use the county assessment ratio or state equalization framework when relating assessment to market value, so preserve the source and year of every ratio rather than applying a generic multiplier. Montgomery includes dense boroughs, older housing near Philadelphia, high-value Main Line communities, postwar suburbs, condominium projects, office and industrial corridors, and rural northern areas. Municipality, school district, site utility, transit access, property type, renovation, and condition can materially change comparison quality.
Filing process: Download the current Assessment Appeal Form and revised Board rules from the official county page. Identify whether the case is annual or interim, use the correct deadline, complete a separate form for each parcel, state the assessment appealed and owner opinion of value, sign the certification, and include three copies of supporting documentation and the nonrefundable fee. The current form lists $50 for a single-family residence, with other property types carrying different fees; verify the live schedule before payment. Montgomery rejects faxed and emailed appeals. It warns that USPS postmarks may be delayed and identifies hand cancellation, a certificate of mailing, registered or certified mail, and counter-purchased postage as proof options. Retain the complete filed form, payment evidence, mailing proof or stamped receipt, and later hearing notice.
Evidence to review: Build a Montgomery residential record around comparable market transactions and verified physical facts. Record sale date, price, municipality, school district, neighborhood, type, living area, lot, age, basement, garage, renovation, condition, and transaction circumstances. Explain differences between a borough rowhouse, condominium, Main Line property, subdivision home, or rural parcel instead of relying on countywide price trends. Preserve the official property record and mark any disputed field. Dated photographs, inspections, permits, surveys, contractor scopes, and appraisals can support condition or factual issues when tied to market impact. Use any applicable county ratio consistently and show the calculation. The Board requires three copies of supporting material with the form and says supplemental evidence should arrive at least ten days before the hearing. Index the exhibits and retain the exact packet for the hearing.
Current deadline guidance: Annual appeal for TY2027 closed Aug 1, 2026; next opens Aug 1, 2027. Interim: 40 days from notice.. Montgomery County's revised 2026 rules set August 1 of the year before the appealed year as the annual deadline. For tax year 2027 that was Saturday, August 1, 2026, and that annual window has now closed. Under the same rule, the tax-year 2028 annual deadline would be August 1, 2027; confirm the Board's current rules before relying on it. An interim appeal from a change notice remains available year-round and is due within 40 days of the notice date -- this is not affected by the closed annual window.
Montgomery's annual deadline is August 1 of the preceding year; the 2026 date (a Saturday) has passed and that annual window is closed. Under the same rule, the next annual deadline would be August 1, 2027 for tax year 2028.
The county explicitly warns that delayed USPS postmarks can make a filing appear late and identifies counter-issued proof options.
The 2026 form requires an original owner signature, an owner opinion of market value, three evidence copies, and the applicable processing fee.
Montgomery's borough, Main Line, postwar suburban, condominium, commercial-corridor, and rural markets require municipality and property-type discipline.
Official filing authority: Montgomery County Board of Assessment Appeals. https://www.montgomerycountypa.gov/464/Board-of-Assessment-Appeals
Source: Montgomery County Government, Board of Assessment Appeals, https://www.montgomerycountypa.gov/464/Board-of-Assessment-Appeals. Reviewed 2026-09-13.
Source: Montgomery County Government, 2026 Appeal Rules and Regulations, https://assets.montgomerycountypa.gov/files/2026-06/Revised_Rules%20and%20Regulations%20Appeal%20Rules%20and%20Regulations_202602271202133092%20Appeal%20Rules%20and%20Regulations_AOD%20ADA.pdf. Reviewed 2026-09-13.
Source: Montgomery County Government, 2026 Assessment Appeal Form, https://assets.montgomerycountypa.gov/files/2026-06/Montgomery_County_Assessment_Appeal_ADA_Fillable_v6_202602271200375594_AOD.pdf. Reviewed 2026-09-13.
Source: Montgomery County Government, Assessment Appeal Fee Schedule, https://assets.montgomerycountypa.gov/files/2026-06/Assessment%20Appeal%20Fees_201211141739565044_AOD%20ADA.pdf. Reviewed 2026-09-13.
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