Montgomery County, Pennsylvania: What It Costs to Buy a Home
The median home in Montgomery County is worth $409,900, property taxes on it run about $5,776 a year (1.41%), the FHA loan limit is $630,200, and closing on it means about $8,199 in transfer tax plus $2,792 in title insurance. Each number below opens its own page with the source and a calculator.
| Median home value | $409,900 | Title insurance at this price → |
|---|---|---|
| Property taxes (median paid) | $5,776 a year, 1.41% of value | Property tax page → |
| FHA loan limit (1 unit) | $630,200 | Loan limits page → |
| Conforming loan limit (1 unit) | $832,750 | Loan limits page → |
| Transfer tax on the median home | $8,199 (incl. Norristown Borough realty transfer tax and Norristown Area School District realty transfer tax) | Pennsylvania transfer tax page → |
| Title insurance on the median home | $2,792 owner's + $0 lender's | Title insurance page → |
| Recording fees (deed + mortgage) | $226 | Recording fees page → |
| Closing costs from these items | $11,217 | Closing costs page → |
| Area median income (HUD, family of 4) | $122,700; low-income limit $98,150 | Income limits page → |
Frequently asked questions
How much do homes cost in Montgomery County?
The median owner-occupied home in Montgomery County is valued at $409,900, per U.S. Census Bureau, ACS 2019-2023 five-year estimates, table B25077 (median value of owner-occupied housing units).
How much are property taxes in Montgomery County?
The median Montgomery County homeowner pays $5,776 a year in real estate taxes, about 1.41% of the median home value ($5,894 for homes with a mortgage), per the Census Bureau's American Community Survey.
What is the FHA loan limit in Montgomery County?
$630,200 for a one-unit home in 2026 (a high-cost limit above the national floor), per HUD; the conforming limit for Fannie Mae and Freddie Mac loans is $832,750, per FHFA.
What does it cost to close on a home in Montgomery County?
On the $409,900 median home: transfer tax $8,199, title insurance $2,792 for both policies, recording fees about $226, about $11,217 for those items before lender fees, prepaid taxes and insurance.
What is the area median income in Montgomery County?
HUD's FY 2026 median family income for Montgomery County (Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA) is $122,700. A family of four counts as low income below $98,150 under HUD's 80% tier (adjusted for local housing costs, so it can sit above 80% of the median), which is the line many first-time buyer assistance programs use.
Nearby Pennsylvania counties
- Mercer County $153,600
- Mifflin County $142,900
- Monroe County $241,200
- Montour County $240,300
- Northampton County $285,000
- Northumberland County $151,600
Sources
- U.S. Census Bureau, ACS 2019-2023 five-year estimates, table B25077 (median value of owner-occupied housing units)
- U.S. Census Bureau, ACS 2019-2023 five-year estimates, table B25103 (median real estate taxes paid)
- HUD, FHA forward mortgage loan limits for calendar year 2026 (CHUMS county limits file, Mortgagee Letter 2025-23)
- FHFA, conforming loan limits for mortgages acquired in calendar year 2026, by county
Figures are computed from the documents above and rounded to the dollar. All sources.
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General information, not financial, tax or legal advice. Figures are medians and schedule computations, not quotes.
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