Montgomery County TX · Property Tax · Homestead
Montgomery County Homestead Tax Savings & Filing Guide
A qualifying Montgomery County homeowner can combine the $140,000 Texas school-district residence homestead exemption with local exemptions, including Montgomery County’s 20% homestead exemption, subject to the applicable taxing units and current local rules.
The biggest mistake is treating every exemption as though it applies to every tax line. In Montgomery County, your bill can include a school district, county, city or township, college and special-district taxes. The exemption amount can therefore look different from one property to another.
Start here
What Is the Montgomery County TX Homestead Exemption?
There are multiple layers of homestead relief.
For the 2026 tax year, Texas school districts must provide a $140,000 residence-homestead exemption. Montgomery County also has a local-option residence homestead exemption of 20% of appraised value.
The school exemption and the local-option exemption are not the same calculation. The $140,000 school exemption is a fixed dollar reduction in school-district taxable value, while a 20% local-option exemption is calculated as a percentage of appraised value for the taxing unit that adopted it.
Your actual bill can contain additional jurisdictions. MCAD determines property value and exemptions; the Montgomery County Tax Office collects taxes after the appraisal roll is prepared.
Montgomery County advantage
Montgomery County Homestead Exemption: Local Incentives & Savings
Montgomery County is not simply a copy of the statewide Texas homestead page. Local taxing jurisdictions can create additional residence-homestead relief, and Montgomery County has adopted a 20% local-option homestead exemption.
| Layer | 2026 rule | Who controls it? | What it does |
|---|---|---|---|
| General residence homestead | $140,000 | Texas law / school districts | Reduces school-district taxable value. |
| Montgomery County local option | 20% | Montgomery County | Provides a percentage-based local residence-homestead exemption. |
| 65+ / disabled school exemption | $60,000 additional | Texas law / school districts | Additional school-district exemption for qualifying homeowners. |
| Local 65+ / disabled exemption | Locally adopted amount | Individual taxing units | Additional exemption where a taxing unit has adopted one. |
| Residence homestead appraisal limitation | Generally 10% | Texas law | Limits qualifying homestead appraised-value increases, subject to statutory rules. |
Eligibility test
Who Qualifies for a Montgomery County Homestead Exemption?
The basic Texas residence-homestead test is ownership plus principal-residence use. You must also satisfy the applicable identification, ownership and filing requirements.
Usually the correct property
A home where you actually live as your principal residence is the normal residence-homestead candidate.
Not a standard homestead
Simply owning an investment or rental property does not make it your residence homestead.
Choose the qualifying residence
Texas generally does not permit a person to claim the residence homestead exemption on two separate residences at the same time.
Understand the math
How Much Can a Montgomery County Homestead Exemption Save?
The answer depends on the value of the property and which taxing units apply to it. A homeowner should separate the school-district exemption, the Montgomery County 20% exemption and any other local exemptions before estimating the total savings.
$400,000 appraised home
The 2026 general school homestead exemption can reduce the school taxable value by $140,000 before the school district’s applicable tax rate is applied.
Illustrative school taxable value: $400,000 − $140,000 = $260,000.
20% local exemption
If the property is eligible for Montgomery County’s 20% local-option exemption, a $400,000 appraised value produces an illustrative $80,000 county exemption.
Illustrative county taxable value: $400,000 − $80,000 = $320,000.
| Appraised value | School exemption | Illustrative school taxable value | 20% county exemption | Illustrative county taxable value |
|---|---|---|---|---|
| $250,000 | $140,000 | $110,000 | $50,000 | $200,000 |
| $300,000 | $140,000 | $160,000 | $60,000 | $240,000 |
| $400,000 | $140,000 | $260,000 | $80,000 | $320,000 |
| $500,000 | $140,000 | $360,000 | $100,000 | $400,000 |
| $750,000 | $140,000 | $610,000 | $150,000 | $600,000 |
These examples isolate the exemptions for explanation. They are not complete tax bills because each property can have different school, county, city, college, hospital, ESD, MUD or other taxing jurisdictions.
Personal estimate
Montgomery County Homestead Savings Calculator
Use this calculator to separate the two major components: the 2026 $140,000 school exemption and the 20% Montgomery County local-option exemption. Enter the actual appraised value from your MCAD record.
Enter your appraised value
This tool estimates taxable-value reductions. It does not calculate your complete tax bill or account for every local taxing unit.
The $220,000 figure in this example is a comparison of assessed-value reductions, not a dollar tax refund. The two exemptions are applied by their respective taxing units.
Official filing workflow
How to Apply for a Montgomery County TX Homestead Exemption
The application goes to Montgomery Central Appraisal District (MCAD), not to the Texas Comptroller and not to the Montgomery County Tax Office. The Texas Comptroller’s Form 50-114 is the standard residence-homestead application.
Open Montgomery Central Appraisal District
Start with MCAD’s official website and locate its exemption filing service. The district is the agency that determines whether your property qualifies.
Search your property first
Use the MCAD property-search function to confirm the account, owner name, property address and existing exemption information.
Choose the homestead filing service
MCAD’s public-facing services include exemption filing. Follow the current online instructions if the district offers electronic filing for your property.
Complete Form 50-114 information
The current application asks for ownership information, driver’s license or personal ID information, property address, acquisition date, occupancy date and other exemption selections.
Select additional exemptions if you qualify
The form includes options for general residence homestead, age 65 or older, disabled person, 100% disabled veteran, surviving spouses and other statutory categories.
Submit the application to MCAD
Submit through the current MCAD filing method. Do not mail Form 50-114 to the Texas Comptroller; the form itself states that applications are filed with the local appraisal district.
Keep your filing evidence
Save the confirmation page, receipt, email or other evidence showing when and how you filed.
Verify the exemption on the property record
After processing, check your official MCAD property record again. Confirm that the homestead exemption appears and that any additional exemption you requested is reflected correctly.
Application for Residence Homestead Exemption. The current Comptroller form says to file with the appraisal district in the county where the property is located.
Prepare before filing
Documents & Information for Montgomery County Homestead Filing
The exact supporting documents depend on the ownership and exemption category. The standard Form 50-114 identifies the information that applicants need to provide and contains special instructions for situations such as heir property and ownership not appearing on a recorded instrument.
Texas driver’s license or personal ID
The application requests a driver’s license, personal ID certificate or Social Security number as applicable. Follow the form’s current instructions.
Recorded ownership information
Have your deed or other recorded ownership information available if MCAD needs to verify that you own an interest in the property.
Principal-residence information
The application asks when you began occupying the property as your principal residence.
Prior exemption details
If you received a residence homestead exemption on a previous residence or are transferring an exemption or tax limitation, the application asks for prior-residence information.
Additional affidavits may be needed
Texas provides a specific process for heir-property owners. The appraisal district can require an ownership affidavit, death certificate, utility bill and other supporting evidence.
VA or disability evidence
Applicants seeking disabled-veteran, disability or other specialized exemptions may need supporting documentation specified by the appraisal district.
Deadline & late filing
Montgomery County Homestead Exemption Deadline
Before May 1
The Texas Comptroller states that the general deadline for filing an exemption application is before May 1.
Do not assume you lost the exemption
Texas law permits certain late residence-homestead applications. The specific late-filing rule depends on the circumstances and tax year.
Check special statutory timing
Texas law contains special rules for a person who acquires qualifying property after January 1, including deadlines tied to the acquisition date.
Use the state page to confirm the current filing deadline, residence-homestead rules and official forms.
Long-term homeowner benefit
Montgomery County Homestead Exemption vs. the 10% Appraisal Cap
These are two different benefits that work at different stages of the property-tax calculation.
Prior appraised value: $350,000
A simple 10% calculation would produce $385,000 before considering the statutory “lesser of” formula and any new improvements.
Market value is not the same as capped value
The cap can cause the appraised value used for taxation to remain below current market value. This is why an MCAD record can show both market and appraised figures that do not match.
Age 65+ & disability
Montgomery County 65+ and Disabled Homestead Exemptions
A homeowner age 65 or older or a qualifying disabled homeowner can receive additional residence-homestead relief. The statewide school district exemption for these categories is $60,000 in addition to the general residence-homestead exemption.
Ownership + principal residence
To qualify for the age-65-or-older exemption, the applicant must generally be at least 65, have an ownership interest and use the property as the principal residence.
Federal definition applies
Texas uses a specific statutory definition tied to eligibility for Social Security disability insurance benefits. A disability benefit from another program does not automatically establish eligibility.
Prior 65+ exemption may transfer
A surviving spouse age 55 or older can potentially receive the deceased spouse’s age-65-or-older exemption when the statutory conditions are met and the surviving spouse continues to use the home as the primary residence.
Check each taxing unit
Texas permits cities, counties, school districts and special districts to adopt local-option exemptions for qualifying seniors and disabled homeowners.
Military property-tax relief
Disabled Veteran Homestead Exemption in Montgomery County
Texas provides separate disabled-veteran property-tax exemptions. The benefit is based on the veteran’s service-connected disability rating and is applied according to Texas Tax Code provisions.
| VA disability rating | Texas exemption treatment | Practical point |
|---|---|---|
| 10%–29% | Partial exemption under the statutory schedule. | Submit the required veteran documentation to the appraisal district. |
| 30%–49% | Higher partial exemption under the statutory schedule. | Confirm the exact exemption amount with MCAD. |
| 50%–69% | Higher partial exemption under the statutory schedule. | Do not confuse the veteran exemption with the standard homestead exemption. |
| 70%–100% | Highest statutory exemption category, with special rules at 100%. | MCAD should verify the VA rating and applicable exemption. |
| 100% total disability | Texas provides a full residence-homestead exemption for a qualifying 100% disabled veteran under Section 11.131. | Confirm that the veteran and property meet every statutory condition. |
Form 50-114 includes general, disabled, 65+, disabled-veteran and surviving-spouse exemption selections.
Read your actual bill
Why Montgomery County Tax Bills Can Show Different Exemption Amounts
Montgomery County property taxes are made up of multiple taxing jurisdictions. An official Montgomery County tax record can show separate market value, exemption value, taxable value, tax rate and levy for each jurisdiction.
Often the largest line
The $140,000 2026 general homestead exemption is applied to school-district taxation, with an additional $60,000 available for qualifying 65+ or disabled homeowners.
20% local option
The county’s local-option exemption is percentage-based and can therefore appear as a different dollar amount from the school exemption.
Check the individual line
Emergency service districts, hospital districts, college taxes, MUDs and other entities can have their own exemptions or rules.
$491,870 market value
One published Montgomery County tax record shows a $140,000 homestead exemption for Conroe ISD while other jurisdictions show different exemption values. This demonstrates why one universal “Montgomery County exemption amount” is misleading.
Local exemption values vary by jurisdiction
Montgomery County tax records can show exemption values that differ between Montgomery County, a school district and special districts because each line can have its own applicable exemption rules.
Who handles what?
MCAD vs. Montgomery County Tax Office
109 Gladstell Street
Conroe, TX 77301-4236
Phone: 936-756-3354
Monday–Friday: 8:00 a.m.–5:00 p.m.
P.O. Box 2233
Conroe, TX 77305-2233
Website: MCAD-TX.org
400 N. San Jacinto Street
Conroe, TX 77301-2823
Phone: 936-539-7897
Email: tax@mctx.org
Use MCAD for property search, appraisal, exemptions, forms and parcel-specific questions.
In-person assistance
Montgomery Central Appraisal District Location in Conroe
If your question involves an unusual ownership structure, missing exemption, documentation problem or property-record discrepancy, contacting MCAD directly can prevent a wasted trip.
Check your record
How to Check Your Montgomery County Homestead Exemption Online
Open MCAD’s official website
Use the official Montgomery Central Appraisal District website, not an unrelated property-record directory.
Choose Property Search
Search by the available address, owner or account information supported by the MCAD property-search system.
Open the exact parcel
Check the physical address, legal description, owner and property/account identifiers before reading the exemption data.
Find the exemptions section
Look for the homestead exemption and any additional exemptions such as over-65, disabled or veteran status.
Compare market, appraised and taxable values
These numbers answer different questions. Do not assume the market value is the amount on which every tax line is calculated.
Check again after filing
A successful submission is not the same thing as an approved exemption. Verify the exemption appears on the official record.
The official district record should be your primary source for parcel-specific exemption information.
Less-common situations
Heir Property, Co-Owners, Trusts & Ownership Problems
Inherited a home but your name is not on the deed?
Texas has a specific residence-homestead procedure for heir property. An applicant may need an ownership affidavit, the prior owner’s death certificate, a recent utility bill and other ownership evidence.
Next: tell MCAD that the property is heir property rather than submitting a normal claim without the required affidavits.
Several people own the property?
Ownership interests can affect how exemptions are administered. The application asks for ownership percentages and information about additional owners.
Next: list the ownership information exactly as requested on Form 50-114 and contact MCAD if the record is unclear.
Property is held in a trust?
Certain ownership structures can qualify, but the appraisal district may need documents establishing the applicant’s right to claim the residence homestead.
Next: contact MCAD before filing if the recorded owner is a trust, trustee or another legal entity.
You moved from another Texas home?
Form 50-114 specifically asks whether you received a residence homestead exemption on a previous residence and whether you are transferring an exemption or tax limitation.
Next: provide the previous property information requested by MCAD.
Your home is manufactured?
Manufactured-home ownership can involve different ownership and title records. Do not assume the normal deed workflow is identical to a site-built home.
Next: ask MCAD which ownership documentation applies to your account.
You built a new home?
The property can have changing market and appraised values as improvements are added. The residence-homestead exemption and the appraisal cap are separate questions.
Next: check the MCAD record for both exemption status and improvement value.
Fix common problems
Montgomery County Homestead Exemption Problems & Solutions
“I filed, but my exemption is not showing.”
Filing does not necessarily mean the application has already been processed into the appraisal roll.
Fix: Check MCAD’s property record and contact MCAD with your filing evidence if the exemption remains missing.
“The school exemption is $140,000 but the county amount is different.”
That can be correct because different taxing units can apply different exemption rules.
Fix: Read the exemption value beside each tax jurisdiction rather than comparing only the total bill.
“My home value increased more than 10%.”
The market value can rise by more than 10% while the qualifying residence-homestead appraised value is subject to the statutory limitation.
Fix: Compare market value, capped appraised value and new improvements.
“I missed the May 1 deadline.”
Texas law contains late-application provisions for residence homesteads.
Fix: Contact MCAD and ask whether your claim qualifies for late filing instead of assuming the benefit is gone.
“The previous owner had homestead, so I thought mine transferred automatically.”
Your residence-homestead exemption is based on your own qualifying ownership and use of the property.
Fix: File or verify your own homestead claim.
“I own two homes.”
Texas generally limits a person to one residence homestead.
Fix: Claim the property that is actually your principal residence and notify the appraisal district when your homestead changes.
“I am 65 but only see the regular exemption.”
The 65+ exemption is a separate exemption category and requires qualifying status.
Fix: Check whether the 65+ exemption was selected and processed, then contact MCAD if it is missing.
“My city tax did not fall by 20%.”
The Montgomery County 20% local-option exemption is not a blanket 20% reduction of the entire tax bill.
Fix: Identify which taxing unit granted the local exemption and calculate its effect only on that jurisdiction.
When exemption is not the only issue
Homestead Exemption vs. Montgomery County Property Tax Protest
A homestead exemption question and an appraisal-value protest are different problems. If your exemption is missing, the issue is generally about exemption eligibility or processing. If the exemption is present but you believe the property is overvalued, you are dealing with the appraisal protest process.
“Why is my homestead missing?”
Start with MCAD’s exemption records and application status. Verify whether the exemption was filed and processed.
“Why is my home appraised too high?”
Review the MCAD valuation notice and use the Texas appraisal protest and appeal process when appropriate.
Official explanation of appraisal value, residence-homestead limitations and property-owner protest rights.
Primary-source links
Official Montgomery County & Texas Homestead Resources
Direct homeowner answers
Montgomery County TX Homestead Exemption FAQs
How much is the Montgomery County Texas homestead exemption in 2026?
For 2026, Texas school districts must provide a $140,000 general residence-homestead exemption. Montgomery County also has a 20% local-option residence-homestead exemption. These are separate exemptions applied according to the taxing unit’s rules.
Does Montgomery County Texas have a 20% homestead exemption?
Yes. Montgomery County has adopted a 20% local-option residence homestead exemption. The percentage applies to the property’s appraised value for the applicable county tax calculation; it does not mean the homeowner’s entire property-tax bill is reduced by 20%.
Where do I file for a Montgomery County homestead exemption?
File with Montgomery Central Appraisal District (MCAD), the appraisal district serving Montgomery County. The Texas Comptroller provides Form 50-114, but the form is filed with the local appraisal district rather than with the Comptroller.
What is the deadline for the Montgomery County homestead exemption?
The general Texas deadline for an exemption application is before May 1. Texas law also provides late-application provisions for qualifying residence homestead claims, so a homeowner who missed the normal deadline should contact MCAD instead of assuming the exemption is permanently lost.
Can I apply for a Montgomery County homestead exemption online?
MCAD provides online taxpayer and exemption services through its official website. Start by opening MCAD, searching the property and following the district’s current exemption-filing workflow. If your ownership structure is unusual, contact MCAD before submitting documents.
Does the $140,000 Montgomery County homestead exemption apply to county taxes?
The $140,000 general residence-homestead exemption is the mandatory school-district exemption. It is not a universal $140,000 reduction for every taxing jurisdiction. Montgomery County has its own 20% local-option exemption, while other jurisdictions can have different exemption rules.
How much additional homestead exemption do seniors get in Texas?
A qualifying homeowner age 65 or older or a qualifying disabled homeowner receives an additional $60,000 residence-homestead exemption from school districts. Combined with the $140,000 general school exemption, the potential school-district residence-homestead exemption is $200,000. Local taxing units can have separate local-option exemptions.
Does the Montgomery County homestead exemption give me the 10% appraisal cap?
The residence homestead exemption and the 10% appraisal limitation are separate benefits. A qualifying residence homestead can receive the exemption and, under Texas Tax Code Section 23.23, can also receive the residence-homestead appraisal limitation once the statutory requirements and timing rules are satisfied.
Why is my homestead exemption amount different for Conroe ISD, Montgomery County and other districts?
Montgomery County properties can be subject to multiple taxing jurisdictions. Each jurisdiction can have a different exemption structure. Official Montgomery County tax records therefore can show different exemption values for the school district, county, city, college and special districts.
What should I do if my Montgomery County homestead exemption is missing?
Start with Montgomery Central Appraisal District. Search the official property record, confirm whether the exemption is shown, gather your filing confirmation and contact MCAD if the exemption was filed but is not reflected. Use the Montgomery County Tax Office for collection, payment and bill questions after the appraisal record is corrected.
Your fastest path: MCAD first, tax bill second.
If you own and occupy a Montgomery County home as your principal residence, first verify the property on MCAD. Then check whether the general $140,000 school homestead exemption, Montgomery County’s 20% local-option exemption and any 65+, disabled or veteran benefits appear correctly. Finally, compare the taxable value for each jurisdiction on the tax record.