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

Montgomery County MD real estate taxes are billed and due twice per year. 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 | July 1 | 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. The second installment due date (December 31) means your payment must be received by December 31 — not postmarked.

Grace period: Montgomery County does not offer a formal grace period. Interest begins accruing on July 2 for the first installment and January 1 for the second installment if payment is not received.

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What Happens If You Miss the Due Date

Late payments are subject to:

• Interest: 1.5% per month (18% per year) on any unpaid balance
• Penalty: If unpaid for an extended period, the county can place a tax lien on the property
• Tax sale: Properties with unpaid taxes for two or more years may be subject to a county tax sale

The interest accrues daily once the due date passes, so even a few days late on a large tax bill adds up quickly.

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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.

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 July 1 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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Frequently Asked Questions

When are Montgomery County real estate taxes due?

Semi-annual: July 1 (first half) and December 31 (second half). Both amounts are listed on the annual bill mailed in July.

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 at once when the bill arrives in July, or pay in two installments by the July 1 and December 31 due dates.

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

Interest accrues at 1.5% per month (18% annually) 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
• 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.