When Are Montgomery County MD Real Estate Taxes Due? (2026 Payment Guide)

Montgomery County MD real estate taxes are billed once a year, in July, and on a primary residence are paid in two installments by default. Miss a payment and penalties start accruing immediately. Here's exactly when your bills are due, how to find your tax bill, and how to pay.

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Montgomery County Real Estate Tax Due Dates

Montgomery County issues property tax bills once a year, but payment is split into two semi-annual installments:

Installment	Due Date	Covers
First half	September 30	July 1 – December 31
Second half	December 31	January 1 – June 30

Both installments are listed on the same annual bill, which is typically mailed in July. If you'd rather pay once, you can pay the full year by September 30. Montgomery County does not add a service charge for paying in two installments — though Maryland law lets counties add one, so don't assume the same in other counties.

Grace period: there isn't one. Late charges begin October 1 on an unpaid first installment and January 1 on an unpaid second installment.

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What Happens If You Miss the Due Date

Late payments are subject to:

• Interest and penalty: 1⅔% per month on the unpaid balance — 20% a year, made up of 8% interest and 12% penalty
• Lien and tax sale: taxes that stay unpaid can become a lien on the property and, eventually, lead to a tax sale

Charges are calculated monthly from the day after the due date, so even one late month on a large bill adds up.

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How to Look Up Your Tax Bill

You can find your Montgomery County real estate tax bill online without waiting for the paper statement:

Montgomery County Finance Office: Go to the county's online payment portal and search by address or account number. You can view your current balance, payment history, and upcoming due amounts.

SDAT (Maryland State Department of Assessments and Taxation): SDAT's online search shows your assessed value and tax account details — useful for verifying your assessment before the bill arrives. For the step-by-step on pulling it, see the Montgomery County property records lookup guide. For how the assessed value translates into the actual bill, see the Montgomery County property tax rate breakdown.

Your account number is listed on previous tax bills. If you've never paid directly (most homeowners pay through escrow), your account number is on file with the county under your property address.

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How to Pay Montgomery County Real Estate Taxes

Online: The county's online portal accepts e-check (free) and credit/debit card (fee applies — typically 2.39% for cards). This is the fastest and most reliable method.

By mail: Make check payable to Director of Finance, Montgomery County, Maryland. Mail to the Finance Office address listed on your bill. Remember: postmark does not count — payment must be received by the due date.

In person: The Finance Office at 255 Rockville Pike, Rockville, MD accepts walk-in payments. Hours are business hours Monday–Friday.

Drop box: A payment drop box is available at the Finance Office for after-hours check submissions.

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Escrow vs. Direct Payment

Most homeowners with a mortgage do not pay their property taxes directly — their mortgage servicer collects property tax as part of the monthly payment and pays the county on their behalf from an escrow account.

If you have an escrow account:

• You do not need to pay the county directly
• Your servicer receives the tax bill and pays both installments automatically
• Your monthly escrow payment adjusts each year when the county sends the new bill

If you pay your taxes directly (common for homeowners without a mortgage, or certain loan types):

• You are responsible for paying both installments by the due dates
• Set calendar reminders for September 30 and December 31 every year

How to check: Log in to your mortgage servicer's portal and look for an "escrow" section. It will show your current escrow balance and any upcoming tax or insurance disbursements.

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New Homeowner Timing Issues

If you recently purchased a home, the tax transition period creates some confusion:

At closing: Your settlement sheet (HUD-1 or Closing Disclosure) includes a proration of property taxes. The seller pays their portion through the closing date; you owe taxes from closing through the end of the current tax period.

Escrow setup lag: If you're using a mortgage, your servicer will set up your escrow account — but it may not be funded yet when the first tax payment is due. Most servicers handle this automatically, but it's worth confirming with your loan servicer after closing.

First bill: Your first annual tax bill will arrive the following July after purchase. It will cover the full tax year and list both installments.

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New Owner? Watch for a Supplemental Bill

The July bill isn't always the only one. New owners, especially buyers of renovated or flipped homes, can get a tax bill outside the normal schedule:

• Partial-year bills after improvements. Improvements that add more than $100,000 of value trigger an out-of-cycle reassessment. When SDAT picks up that value mid-year, the owner can receive a supplemental bill covering the rest of the tax year (July 1 to June 30). Pay it by the due date printed on that bill.
• Your escrow may not cover it. Lenders often don't escrow for a supplemental bill in advance, so you may need to pay it directly. Ask your servicer, then request an escrow analysis so your monthly payment matches the new, higher annual bill.
• No Homestead cap in your first full year. New owners aren't eligible for the Homestead Tax Credit in their first full fiscal year of ownership, so your first full July bill can be noticeably higher than the seller's was.

I walk through a real example, with the bills and dates, in why property taxes jump after buying a flipped home. To estimate what your regular annual bill should be, see the Montgomery County property tax rate breakdown.

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Frequently Asked Questions

When are Montgomery County real estate taxes due?

On a primary residence, in two installments: September 30 (first half) and December 31 (second half). Both amounts are on the annual bill mailed in July. You can also choose to pay the full year by September 30.

Can I pay my Montgomery County property taxes quarterly?

No. Montgomery County does not offer quarterly payment. The only options are to pay the full year by September 30, or pay in two installments by September 30 and December 31.

What is the penalty for late property tax payment in Montgomery County?

Late charges are 1⅔% per month (20% a year — 8% interest plus 12% penalty), starting the day after the due date. There is no grace period.

Do I need to pay Montgomery County property taxes if I have an escrow account?

No. If your mortgage servicer maintains an escrow account, they pay the county directly. Confirm with your servicer if you're unsure.

How do I find my Montgomery County real estate tax account number?

Your account number appears on previous tax bills. You can also search by property address on the Montgomery County Finance Office's online portal.

What happens if I just bought a home and my escrow hasn't been set up yet?

Contact your mortgage servicer immediately. In most cases, servicers handle the first payment automatically even if the escrow account is newly established. If there's a gap, the servicer may advance the payment and collect it back through escrow.

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Related Resources

• Montgomery County MD Property Tax Rate (2026): What Homeowners Actually Pay
• How to Look Up Montgomery County Real Estate Records
• Montgomery County Property Assessment: How It Works and How to Appeal
• Bought a Flipped Home? Why Your Property Tax Jumped
• The Real Cost of Buying a Home in Maryland: Closing Costs, Taxes, and Fees

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Questions about property tax costs as part of your homeownership budget? I work with buyers and sellers throughout Montgomery County — reach out and I'll walk you through the real carrying costs for any property you're considering.

Due dates and late-charge rates verified against Montgomery County Department of Finance and the Maryland SDAT semiannual payment Q&A, September 2026.