Lower Merion, Montgomery County, Pennsylvania Property Taxes

Name: Property Tax Bills Across Lower Merion, Montgomery County, Pennsylvania
Creator: Ownwell
License: https://creativecommons.org/licenses/by-nc/4.0/

Median Lower Merion, PA effective property tax rate: 4.00%, significantly higher than the national median of 1.02%, but lower than the Pennsylvania state median of 2.81%.
Median Lower Merion, PA home value: $167,935
Median annual Lower Merion, PA tax bill: $6,721, $4,321 higher than the national median property tax bill of $2,400.

How are property taxes in Montgomery calculated?

Property taxes in Lower Merion, PA are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.

Understanding Lower Merion’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Lower Merion, knowing local tax details benefits homeowners and investors.

Last Updated March 1, 2025

Lower Merion, Montgomery County, Pennsylvania Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

Estimate Property Tax Bill

$6,717

$6,234

Ownwell’s Lower Merion Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Lower Merion with just two data points. By entering your property's estimated assessed value, our calculator applies Lower Merion’s median effective tax rate to accurately estimate your property tax bill. Note that your property's assessed value — determined by your county — reflects any exemptions you may have, ensuring a precise calculation for your property tax obligations. This insightful tool helps you understand potential tax liabilities and highlights how Ownwell can assist in reducing property taxes in Montgomery County. For those interested in more localized information, please scroll down to explore city-level trends!

Property Tax Rates Across Lower Merion, Montgomery County, Pennsylvania

Local government entities set tax rates, which can vary widely within a state. This is because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate. While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.

Lower Merion in Montgomery County, PA, has an effective property tax rate of 4.00%, which is significantly higher than both the state and national medians. The national median property tax rate stands at 1.02%, with a median tax bill of $2400. This stark contrast highlights the variability in property tax rates across different regions. Such high rates in Lower Merion may reflect the area's demand for local services or higher property values. Understanding these rates is crucial for homeowners looking to manage their property tax liabilities effectively.

Property Tax Rates Across Lower Merion, Montgomery County, Pennsylvania

Source: Ownwell

1.55%

4.08%

6.60%

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Effective Lower Merion Tax Rate

4.00%

Median Effective Montgomery County Tax Rate

3.94%

Median Effective Pennsylvania Tax Rate

2.81%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Lower Merion, Montgomery County, Pennsylvania

Zip	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
19083	4.00%	4.00%	4.00%	4.00%	4.00%

Source: Ownwell

Property Tax Assessment Values Across Lower Merion, Montgomery County, Pennsylvania

When examining property taxes in Lower Merion, PA, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Montgomery County Board of Assessment estimates the market value for tax purposes. The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill. Assessment notices: Montgomery County assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of April. Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Lower Merion. For example, the median home price in Lower Merion is $167,935, with tax bills ranging significantly across the county. 19083 has the highest median home price at $167,935.

Property Tax Assessment Values Across Lower Merion, Montgomery County, Pennsylvania

Source: Ownwell

$67,160

$296,195

$525,230

Median Lower Merion Market Value

$167,935

Median Montgomery County Market Value

$143,105

Median Pennsylvania Market Value

$114,400

Median United States Market Value

$235,294

Property Tax Assessment Values Across Lower Merion, Montgomery County, Pennsylvania

Zip	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
19083	$150,455	$162,748	$167,935	$179,415	$197,220

Source: Ownwell

Property Tax Bills Across Lower Merion, Montgomery County, Pennsylvania

In Lower Merion, Montgomery County, PA, property tax bills are calculated based on the assessed value of a home, which is determined by the local tax assessor. The assessed value is then multiplied by the local property tax rate to determine the annual tax bill. With a median home price of $167,935, homeowners in Lower Merion face a median tax bill significantly higher than the national median of $2,400. The 25th percentile tax bill is $6,513, while the 75th percentile reaches $7,180, and the 90th percentile climbs to $7,892. These figures highlight the substantial property tax burdens faced by homeowners in the area. Ownwell can assist homeowners in Lower Merion by providing expert property tax appeal and exemption services. By analyzing the assessed value of a property and comparing it to similar properties, Ownwell can identify discrepancies and help homeowners challenge their tax assessments. This process can lead to significant savings, reducing the financial burden on homeowners and ensuring they pay only their fair share.

Property Tax Bills Across Lower Merion, Montgomery County, Pennsylvania

Source: Ownwell

$2,471

$12,110

$21,748

Median Lower Merion Tax Bill

$6,721

Median Montgomery County Tax Bill

$5,764

Median Pennsylvania Tax Bill

$3,063

Median United States Tax Bill

$2,400

Property Tax Bills Across Lower Merion, Montgomery County, Pennsylvania

Zip	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
19083	$6,022	$6,513	$6,721	$7,180	$7,892

Source: Ownwell