Montgomery County property tax appeal 2028: deadline, forms and how to file
To appeal your 2028 Montgomery County assessment, file with the Montgomery County Board of Assessment Appeals by 2 Aug 2027, by mail or in person.
Protest deadline2 Aug 2027· 285 days leftData as of 20 Oct 2026 · Montgomery County Board of Assessment AppealsCheck your own assessment
Free. We compare the value on your notice with recent sales of similar homes nearby and tell you whether an appeal is worth filing. Have your assessment notice and tax bill handy.
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How to file in Montgomery County
- Step 1 · by 2 Aug 2027
File the appeal
Use the method your notice lists, by the deadline on the notice.
- Step 2 · before the hearing
Prepare and submit your evidence
The assessment is presumed correct and you carry the burden of proof. The board decides market value only, not the tax amount or the size of an increase, and values the whole parcel. The strongest evidence is a USPAP appraisal prepared for the appeal, with the appraiser present; otherwise bring about three recent arm’s-length sales of similar nearby homes, your own purchase price or construction cost, and photos or repair estimates. Most boards want copies 5–20 days before the hearing; check the county’s rules.
- Step 3
Meet, then hear
An board of assessment appeals with Montgomery County Board of Assessment Appeals comes first; if you decline the offer, the Montgomery County Court of Common Pleas hears the case. Most reductions happen at the first step.
Before you file: how to read your notice · evidence that works · informal vs formal hearing · when not to appeal
Forms
| Form | Number | Use | Format |
|---|---|---|---|
| Assessment Appeal Form (fillable) | — | Annual and interim assessment appeal | Fillable PDF |
| Appeal Rules and Regulations | — | Board rules | |
| Assessment Appeal Fees | — | Fee resolution | |
| Commercial Assessment Appeal Procedures | — | Commercial appeal procedures |
Appeal levels
| Level | Who hears it | Deadline | Cost |
|---|---|---|---|
| Board of Assessment Appeals | Montgomery County Board of Assessment Appeals | The county’s annual deadline (September 1 unless it set an August date); 40 days after a change notice | Set by the county; see its appeal form |
| Court of Common Pleas | Montgomery County Court of Common Pleas | 30 days after the board’s decision is mailed | Court filing fee |
| Commonwealth Court | Commonwealth Court of Pennsylvania | 30 days after the common pleas order | Appellate filing fees |
What evidence the board accepts
The assessment is presumed correct and you carry the burden of proof. The board decides market value only, not the tax amount or the size of an increase, and values the whole parcel. The strongest evidence is a USPAP appraisal prepared for the appeal, with the appraiser present; otherwise bring about three recent arm’s-length sales of similar nearby homes, your own purchase price or construction cost, and photos or repair estimates. Most boards want copies 5–20 days before the hearing; check the county’s rules.
Montgomery County questions
When is the Montgomery County assessment appeal deadline in 2027?
August 2, 2027. An appeal filed in 2027 changes your tax year 2028 assessment. After a change-of-assessment notice, you have 40 days from the notice instead.
How do I appeal my assessment in Montgomery County?
File the Assessment Appeal Form (fillable) with the Montgomery County Board of Assessment Appeals, Montgomery County Courthouse, P.O. Box 311, Norristown, PA 19404-0311 (office: 425 Swede Street, Norristown, PA 19401).
What is the common level ratio and why does it matter?
The State Tax Equalization Board publishes each county’s common level ratio: assessed value as a share of market value. The board finds your market value, then applies the county’s ratio, or the common level ratio if the two differ by more than 15%. That is how a market-value argument becomes a lower assessment.
Can my assessment go up if I appeal?
Yes. The board decides the correct value, which can be higher, and school districts and other taxing bodies can join or file appeals. Bring evidence that supports a lower value, ideally an appraisal or recent comparable sales.
How do I contact the Montgomery County Board of Assessment Appeals (assessment office)?
Mail: Montgomery County Board of Assessment Appeals, Montgomery County Courthouse, P.O. Box 311, Norristown, PA 19404-0311 (office: 425 Swede Street, Norristown, PA 19401). Phone: 610-278-3761. Hours and walk-in details: montgomerycountypa.gov.
Do I keep paying taxes during the appeal?
Yes. Taxes stay due on the appealed assessment. If the value is lowered, the overpayment is refunded with interest (53 Pa.C.S. §8854(c)). A pending appeal also carries over to later years until it is decided.
Check whether yours is over-assessed
Nearby counties
Bucks County · Philadelphia County · Delaware County · Chester County · Lehigh County · Berks County · Northampton County
- Montgomery County Board of Assessment Appeals
- Montgomery County Appeal Rules and Regulations
- Montgomery County Annual Assessment Appeal Deadline notice
- 53 Pa.C.S. ch. 88 — Consolidated County Assessment Law (§8844 appeals, §8854 court appeals)
- 1 Pa.C.S. §1908 — Weekend and holiday deadlines
- DCED Tax Equalization Division — Common level ratios
- DCED — STEB / Tax Equalization FAQ
- U.S. Census Bureau, county population estimates (2024) and county gazetteer (2024).