Montgomery County Property Taxes
The median property tax rate in Montgomery County is 2.37%, which is significantly higher than both the national median of 0.99% and the New York state median of 2.39%. With the median home value in Montgomery County, the typical annual property tax bill reaches $2,451, which is below the national median of $2,690. Property taxes in Montgomery County are calculated based on the tax assessed value, which generally falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Montgomery County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in Amsterdam or another part of Montgomery County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Montgomery County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
2.37%
Estimate Property Tax Bill
$2,548
$2,519
Ownwell’s Montgomery County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Montgomery County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Montgomery County to estimate your property tax bill. This insight helps you understand potential tax liabilities. If you’d like to see trends on a city level, scroll down to navigate to a more local informational page. Your property assessed value is the value assigned to your property by your county for property tax calculations. Assessed value takes into account any exemptions you may have on your property.
Property Tax Rates Across Montgomery County, New York
Property taxes in Montgomery County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Montgomery County is 2.37%, which is higher than the U.S. national median of 0.99%. Local government entities within Montgomery County set these rates annually, and they can vary significantly between different areas within the county. Each year, Montgomery County estimates its required budget to maintain services for the upcoming fiscal year, and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. The following data compares Montgomery County's effective property tax rate with other areas in New York. For comparison, the city of Canajoharie has one of the higher property tax rates in New York at 3.11%, while the city of Cherry Valley boasts one of the lowest at 1.40%. Analyzing how Montgomery County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Montgomery County Tax Rate
2.37%
Average New York Tax Rate
2.39%
Average United States Tax Rate
0.99%
Property Tax Rates Across Montgomery County, New York
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amsterdam | 1.21% | 1.70% | 2.09% | 2.40% | 2.49% |
| Canajoharie | 1.61% | 2.50% | 3.11% | 4.27% | 4.81% |
| Cherry Valley | 1.27% | 1.32% | 1.40% | 1.40% | 1.40% |
| Delanson | 1.43% | 1.99% | 2.33% | 2.61% | 2.66% |
| Esperance | 2.03% | 2.47% | 2.82% | 2.88% | 3.01% |
| Fonda | 1.82% | 2.18% | 2.55% | 2.77% | 3.09% |
| Fort Hunter | 1.81% | 2.18% | 2.55% | 2.60% | 2.60% |
| Fort Johnson | 1.60% | 2.11% | 2.50% | 2.76% | 3.25% |
| Fort Plain | 1.40% | 2.19% | 2.86% | 3.33% | 4.23% |
| Fultonville | 1.81% | 2.22% | 2.63% | 2.86% | 3.28% |
| Hagaman | 1.33% | 1.87% | 2.34% | 2.73% | 2.78% |
| Johnstown | 1.75% | 2.16% | 2.49% | 2.77% | 2.77% |
| Nelliston | 1.74% | 2.28% | 3.07% | 3.58% | 3.58% |
| Palatine Bridge | 1.75% | 2.35% | 2.73% | 3.12% | 3.12% |
| Pattersonville | 1.01% | 1.05% | 1.46% | 2.36% | 2.66% |
| Root | N/A | N/A | N/A | N/A | N/A |
| Saint Johnsville | 1.84% | 2.57% | 2.98% | 4.30% | 4.30% |
| Sharon Springs | 1.29% | 1.61% | 2.64% | 3.11% | 3.11% |
| Sloansville | 2.21% | 2.54% | 2.89% | 3.07% | 3.07% |
| Sprakers | 1.54% | 2.16% | 2.67% | 3.07% | 3.07% |
| St Johnsville | 2.70% | 2.70% | 2.70% | 2.70% | 2.70% |
| Tribes Hill | 1.54% | 1.97% | 2.30% | 2.63% | 2.74% |
Source: Ownwell
Property Tax Assessment Values Across Montgomery County, New York
In Montgomery County, understanding the difference between "market value" and "assessed value" is key to comprehending property taxes. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Montgomery County Appraisal District. The assessed value, however, is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. Assessment notices in Montgomery County are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. For example, Johnstown has the highest median tax bill at $4,232, while St. Johnsville has the lowest at $486. Being aware of these valuation processes in Montgomery County will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Property Tax Assessment Values Across Montgomery County, New York
Source: Ownwell
$18,033
$98,802
$179,570
Average Montgomery County Assessed Value
$107,500
Average New York Assessed Value
$255,644
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Montgomery County, New York
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amsterdam | $60,000 | $82,000 | $110,000 | $150,000 | $210,000 |
| Canajoharie | $54,590 | $74,800 | $97,800 | $139,200 | $214,700 |
| Cherry Valley | $15,522 | $40,000 | $76,087 | $137,182 | $168,391 |
| Delanson | $54,839 | $138,441 | $179,570 | $271,236 | $378,280 |
| Esperance | $44,102 | $84,145 | $137,975 | $197,658 | $256,709 |
| Fonda | $50,000 | $82,000 | $126,062 | $177,875 | $237,500 |
| Fort Hunter | $61,936 | $96,774 | $122,043 | $145,161 | $161,290 |
| Fort Johnson | $52,812 | $71,344 | $93,750 | $152,500 | $250,000 |
| Fort Plain | $34,783 | $57,018 | $86,413 | $134,783 | $204,730 |
| Fultonville | $51,107 | $86,891 | $131,646 | $185,106 | $244,681 |
| Hagaman | $59,188 | $82,500 | $116,250 | $171,406 | $213,250 |
| Johnstown | $65,875 | $107,750 | $173,875 | $249,212 | $300,000 |
| Nelliston | $42,693 | $64,518 | $87,719 | $109,649 | $134,254 |
| Palatine Bridge | $60,965 | $87,719 | $119,298 | $160,088 | $220,833 |
| Pattersonville | $53,763 | $123,387 | $164,516 | $206,182 | $280,215 |
| Root | N/A | N/A | N/A | N/A | N/A |
| Saint Johnsville | $30,492 | $44,590 | $61,639 | $90,164 | $139,147 |
| Sharon Springs | $55,840 | $87,700 | $118,300 | $159,626 | $242,180 |
| Sloansville | $24,291 | $62,026 | $131,836 | $166,456 | $238,063 |
| Sprakers | $36,367 | $67,595 | $113,164 | $170,949 | $244,291 |
| St Johnsville | $18,033 | $18,033 | $18,033 | $18,033 | $18,033 |
| Tribes Hill | $60,000 | $84,531 | $128,250 | $159,094 | $192,650 |
Source: Ownwell
Property Tax Bills Across Montgomery County, New York
In Montgomery County, NY, property tax bills are calculated based on the assessed value of a home. The assessed value is determined by the local assessor's office and is supposed to reflect the market value of the property. Homeowners in Montgomery County can expect a wide range of tax bills, with the 25th percentile paying around $1,584 and the 75th percentile paying about $3,741. The tax bill for those in the 90th percentile can reach up to $5,395. Several factors influence the property tax bill, including the local tax rate, which is applied to the assessed value of the property. For comparison, the national median property tax rate is 0.99%. In Montgomery County, the city of Johnstown has the highest median tax bill at $4,232, while St. Johnsville has the lowest at $486. These property taxes significantly impact homeowners, affecting their annual budgets and the overall affordability of owning a home in the county.
Average Montgomery County Tax Bill
$2,451
Average New York Tax Bill
$5,938
Average United States Tax Bill
$2,690
Property Tax Bills Across Montgomery County, New York
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Amsterdam | $865 | $1,465 | $2,093 | $3,075 | $4,538 |
| Canajoharie | $1,297 | $2,343 | $3,442 | $4,590 | $6,040 |
| Cherry Valley | $139 | $560 | $1,065 | $1,877 | $2,356 |
| Delanson | $919 | $3,175 | $3,984 | $4,951 | $5,552 |
| Esperance | $1,064 | $2,059 | $3,610 | $5,311 | $7,004 |
| Fonda | $1,078 | $2,072 | $3,096 | $4,334 | $5,855 |
| Fort Hunter | $1,122 | $2,060 | $2,759 | $3,459 | $3,863 |
| Fort Johnson | $1,058 | $1,655 | $2,463 | $3,637 | $5,709 |
| Fort Plain | $801 | $1,459 | $2,447 | $3,708 | $5,520 |
| Fultonville | $1,046 | $2,072 | $3,272 | $4,959 | $6,085 |
| Hagaman | $984 | $1,678 | $2,616 | $3,861 | $5,287 |
| Johnstown | $1,030 | $2,481 | $4,232 | $6,179 | $7,552 |
| Nelliston | $913 | $1,595 | $2,375 | $3,318 | $4,315 |
| Palatine Bridge | $1,325 | $2,110 | $3,230 | $4,375 | $5,682 |
| Pattersonville | $954 | $1,566 | $2,635 | $3,787 | $4,741 |
| Root | N/A | N/A | N/A | N/A | N/A |
| Saint Johnsville | $829 | $1,352 | $1,997 | $2,717 | $4,125 |
| Sharon Springs | $1,125 | $1,618 | $3,038 | $4,263 | $5,445 |
| Sloansville | $898 | $1,770 | $3,450 | $4,636 | $7,308 |
| Sprakers | $767 | $1,594 | $2,813 | $4,548 | $6,394 |
| St Johnsville | $486 | $486 | $486 | $486 | $486 |
| Tribes Hill | $1,132 | $1,732 | $2,746 | $3,658 | $4,594 |
Source: Ownwell
Don't miss the deadline to file a grievance!
Links | |
|---|---|
| Montgomery Assessment Review Commission | |
| Website | www.co.montgomery.ny.us |