Property Taxes Compared: Montgomery, Chester, Delaware & Bucks Counties (2026)

Property taxes are one of the largest ongoing costs of homeownership — and they vary widely across the Philadelphia suburbs. This 2026 guide compares effective property tax rates and school district millage across Montgomery, Chester, Delaware, and Bucks Counties in Pennsylvania.

Montgomery County: 1.3% to 1.6%

Montgomery County's effective property tax rate averages 1.3% to 1.6%. Upper Merion (King of Prussia) benefits from a strong commercial tax base, keeping residential rates among the lowest in highly rated districts. Lower Merion sits at the high end driven by school millage.

Chester County: 1.3% to 1.7%

Chester County's effective rate averages 1.3% to 1.7%. Tredyffrin/Easttown and Great Valley districts carry higher millage than Phoenixville Area or Coatesville Area, reflecting school funding and community investment.

Delaware County: 1.6% to 2.1%

Delaware County has one of the highest effective property tax rates in the region — averaging 1.6% to 2.1%. Radnor Township sits at the upper end due to well-regarded school district funding; Newtown Township and Edgmont remain more competitive.

Bucks County: 1.4% to 1.8%

Bucks County's effective rate averages 1.4% to 1.8%. Council Rock and Central Bucks districts carry mid-to-upper millage; Pennridge and Quakertown remain more competitive.

Strong-Value Townships

If property taxes matter most, focus on Upper Merion (Montgomery), Phoenixville-area townships (Chester), Edgmont (Delaware), and Pennridge (Bucks). These offer public schools and amenities at materially lower carrying costs than peer townships.