Montgomery County, Texas • 2026 residence homestead guide
Montgomery County TX Homestead Exemption: Rules, Filing Steps & Real Tax Savings
If your Montgomery County property is your principal residence, a Texas residence homestead exemption can reduce the taxable value used by your school district and may also reduce taxable value for Montgomery County, the hospital district, Lone Star College, a city, MUD or another taxing unit that offers a local exemption.
For 2026, Texas school districts must provide a $140,000 general residence homestead exemption. A qualifying homeowner who is age 65 or older or disabled receives an additional $60,000 school-district exemption. Local exemptions are separate and can differ by the exact taxing units attached to your property.
Start here
Montgomery County Homestead Exemption Quick Facts
Montgomery CAD decides whether your property qualifies for the exemption. The Montgomery County Tax Office bills and collects taxes after MCAD supplies the taxable values. Individual taxing units decide their own optional exemptions and tax rates where Texas law permits them to do so.
Avoid the wrong office
MCAD vs. Montgomery County Tax Office: Which One Handles Your Homestead?
Montgomery Central Appraisal District
- Residence homestead application
- Age 65 or older exemption
- Disabled-person exemption
- Veteran-related exemptions
- Property value
- Homestead appraisal cap
- Exemption status
- Appraisal protest
Montgomery County Tax Office
- Property-tax bill
- Tax payment
- Tax account balance
- Delinquent-tax questions
- Corrected tax bill after MCAD change
- Refund processing where applicable
The Comptroller publishes the statewide form, but the current form specifically instructs property owners to file with the appraisal district in the county where the property is located.
2026 exemption values
How Much Is the Montgomery County TX Homestead Exemption?
There is no single exemption amount that applies identically to every line of a Montgomery County property-tax bill. Your property can be taxed by a school district, Montgomery County, Montgomery County Hospital District, Lone Star College, a city, MUD, ESD and other special districts.
| Exemption | Taxing unit | 2026 amount | Rule |
|---|---|---|---|
| General residence homestead | School district | $140,000 | Mandatory under Texas law |
| General residence homestead | County, city, school or special district | Up to 20% | Local-option exemption; minimum benefit is $5,000 if adopted |
| County farm-to-market / flood-control exemption | Applicable county purpose | $3,000 | Applies where the county collects the qualifying tax |
| Age 65 or older | School district | Additional $60,000 | Mandatory |
| Disabled person | School district | Additional $60,000 | Mandatory if disability definition is met |
| Age 65 or disabled local option | County, city, school or special district | Varies | If adopted, cannot be less than $3,000 |
$140,000 general residence homestead exemption + $60,000 age 65 or older / disabled exemption = $200,000 of school-district appraised value exempted, subject to the property’s value and applicable rules.
Montgomery County-specific reality
Your Local Homestead Exemptions Depend on Your Exact Address
Two Montgomery County homeowners with identical home values can have different exemption totals because their properties may belong to different school districts, cities, MUDs or ESDs.
What Montgomery County Tax Office records show about local variation
Official 2025 Montgomery County tax-account examples showed a 20% general homestead exemption for the Montgomery County levy and Montgomery County Hospital District on the reviewed accounts, approximately 8% for Lone Star College on those same examples, and approximately 3% for The Woodlands Township on an applicable account.
Other MUD and ESD accounts showed different exemptions—including zero general homestead exemption in some jurisdictions. These examples explain the local structure; they should not be treated as a guarantee of every 2026 taxing unit’s final exemption.
MCAD’s 2026 notice explains that the Montgomery County tax-transparency database is updated during August and September as local elected officials propose and adopt tax rates.
General homestead test
Who Qualifies for the Montgomery County Homestead Exemption?
The applicant must own the property or hold another qualifying ownership interest recognized by Texas homestead law.
A rental property, investment house or second home does not qualify merely because you own it.
The current application requires the owner to state that a residence homestead exemption is not being claimed on another property in or outside Texas.
The current application normally requires Texas driver’s-license or state-issued ID information corresponding with the homestead address, subject to statutory exceptions.
Texas law permits qualifying homeowners who acquire and occupy a property after January 1 to receive a prorated general residence homestead exemption for the applicable portion of the year when statutory conditions are met. MCAD specifically highlights this rule on its current website.
New homeowner rule
Bought a Montgomery County Home After January 1? Check the Prorated Exemption
MCAD specifically calls attention to Texas’ prorated residence-homestead rule. Since January 1, 2022, qualifying owners who make a newly acquired property their principal residence during the year may be able to receive the general homestead exemption for the applicable portion of that tax year.
The general statutory rule applies when the previous owner did not receive the same exemption for that tax year. This is one reason a buyer should not simply assume the seller’s exemption history automatically transfers.
Prepare before filing
What You Need for a Montgomery County Homestead Application
The current Texas Form 50-114, revised in 2026, asks for considerably more than a property address. Preparing the information first reduces delays.
The Texas Comptroller’s current Residence Homestead Exemption Application is Form 50-114, revision 02-26.
Cases ordinary guides skip
Heir Property, Manufactured Homes and Unrecorded Ownership
You may still qualify without a deed in your name
Texas has special homestead rules for qualifying heir-property owners. The application can require an ownership affidavit, prior owner’s death certificate, recent utility bill and available court-record information.
Special affidavit route
Form 50-114-A includes an affidavit for an applicant age 65 or older who owns an interest in the property but is not identified as owner in the recorded deed or other appropriate instrument.
Ownership can require additional evidence
Form 50-114-A also includes an affidavit route for a qualifying disabled applicant whose ownership interest is not of record.
Different ownership evidence may apply
The application can use a TDHCA statement of ownership, purchase agreement, payment receipt or—in limited situations—a notarized affidavit addressing missing seller documents.
Practical MCAD workflow
How to File a Montgomery County Homestead Exemption
Montgomery Central Appraisal District
Start on MCAD’s official site. The homepage provides direct access to the Public Portal, Property Search and “File Your Exemption.”
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1
Open the Montgomery CAD website
Confirm the page identifies itself as Montgomery Central Appraisal District, Montgomery County, Texas.
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2
Search your property first
Use MCAD’s Property Search to verify the property account, owner, physical address and current exemption information before starting another application.
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3
Choose “File Your Exemption”
MCAD’s homepage exposes this as a primary online service. If the system asks you to create or sign in to a Public Portal account, follow the portal workflow.
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4
Select the correct property
Do not file against a neighboring parcel, builder account, parent tract or previous home because the mailing address looks similar.
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5
Select all exemptions that actually apply
The current form includes general residence homestead, disabled person, age 65 or older, 100% disabled veteran, surviving-spouse and other specialized exemptions.
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6
Enter the acquisition and occupancy dates accurately
These dates matter for prorated exemption eligibility and for determining the year in which the property first qualified.
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7
Upload or attach the required identification
Confirm that your driver’s-license or state-ID address satisfies the current residence-homestead documentation rule, unless a statutory exception applies.
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8
Add special documentation if required
Veteran, disability, heir-property, surviving-spouse, manufactured-home and unrecorded-ownership claims can require additional evidence.
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9
Review before signing
Check the property account, owner names, residence address, occupancy date, exemption selections and supporting documents.
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10
Save proof of filing
Keep the confirmation number, PDF, email, screenshot, postal tracking or date-stamped copy showing when MCAD received it.
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11
Check the MCAD account again
Texas chief appraisers must notify owners when an exemption is modified or denied, but approval does not necessarily generate the same type of denial notice. Verify the account after processing.
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12
Check the tax bill after MCAD updates the roll
The County Tax Office receives the corrected taxable values and applies them to the tax account.
High-value August 2026 information
Missed the Montgomery County Homestead Deadline? You May Still File Late
Texas Tax Code Section 11.431 requires the chief appraiser to accept and approve or deny qualifying late residence-homestead applications filed within the statutory late-filing period.
Texas law permits qualifying late applications up to the statutory limit tied to the tax delinquency date.
Do not abandon the application just because the ordinary April 30 deadline has passed.
Certain disabled-veteran residence-homestead exemptions have different statutory late-filing periods.
A late-granted exemption can still matter. Texas law provides for the tax collector to correct the liability, and when qualifying taxes were already paid, the statutory process can result in a refund without the owner having to file a separate refund application for the late-granted exemption itself.
File as soon as you discover the omission. Processing becomes more complicated after tax rolls, bills, payments, mortgage escrow calculations and delinquency dates are involved.
Avoid unnecessary charges
There Is No Government Fee to File a Residence Homestead Exemption
Texas law requires property-owner notices to explain that there is no fee or charge for filing a residence-homestead application, including an eligible late application.
If you are comfortable completing the form yourself, use the official appraisal district portal or current state application.
A company may legally offer assistance for a fee, but paying a private service is not required merely to submit the normal homestead application. Confirm any notice or invoice by checking MCAD directly.
How the tax reduction works
How Much Can a Montgomery County Homestead Exemption Save?
An exemption reduces taxable value; it is not a direct dollar-for-dollar credit.
taxable value × tax rate ÷ 100 = tax
Exemption savings for a fixed-dollar exemption
exemption amount × tax rate ÷ 100
If the school tax rate were $1.00 per $100
School-district rates differ, local exemptions differ, MUD and ESD membership differs, and an age 65/disabled tax ceiling can affect the result. Use your property’s current taxing-unit list rather than a county-wide “average rate.”
Use your actual tax rates
Montgomery County Homestead Exemption Savings Estimator
Use the rates shown in MCAD’s 2026 tax-transparency database or your tax statement. This calculator separates the mandatory school exemption from a local percentage exemption so it does not pretend every Montgomery County property has identical taxing units.
Educational estimate only. It does not model every taxing unit, tax ceiling, appraisal limitation, prorated exemption, special assessment, partial ownership interest or unusual tax calculation.
See the calculation visually
How an Exemption Changes a Montgomery County Taxable Value
Another major benefit
Montgomery County Homestead Exemption vs. the 10% Appraisal Cap
Homeowners often treat these as the same benefit, but they are different.
Reduces taxable value
Example: the school district subtracts the applicable residence homestead exemption from the value it would otherwise tax.
Limits annual appraised-value growth
A qualifying residence homestead’s appraised value generally cannot increase by more than 10% over the previous year’s appraised value, plus qualifying new improvements, and cannot exceed market value.
lesser of market value OR
prior appraised value + 10% + qualifying new improvements
Texas law provides that the residence-homestead appraisal limitation generally takes effect January 1 of the tax year following the first year the owner qualifies the property for a residence-homestead exemption.
MCAD can show a market value above the capped appraised value. The limitation controls the qualifying appraised-value calculation, not MCAD’s opinion of current market value.
Additional 2026 relief
Montgomery County Homestead Exemption for Age 65 or Older and Disabled Homeowners
The individual must be age 65 or older, have an ownership interest and occupy the home as the principal residence.
Texas’ disabled-person homestead exemption uses the disability definition associated with eligibility for disability insurance benefits under the federal Old-Age, Survivors and Disability Insurance Act.
Texas law provides that a homeowner already receiving the general homestead exemption generally does not have to file a separate age-65 application when accurate birth-date information is already available in the appraisal district’s records or qualifying DPS information. Still check your MCAD account rather than assuming the update occurred.
A surviving spouse who was age 55 or older when the qualifying age-65 spouse died may be able to continue the applicable exemption when the home was and remains the surviving spouse’s residence homestead.
Often more valuable than the extra deduction
Age 65 / Disabled School Tax Ceiling
Qualifying age-65 or disabled homeowners can receive a school property-tax limitation commonly called a tax ceiling or “tax freeze.” This is different from the $60,000 additional exemption.
The school tax limitation is statutory, while counties, municipalities and junior college districts have separate authority to establish their own tax limitations. New improvements can also affect a ceiling.
Qualifying age-65, disabled or eligible surviving-spouse homeowners can have statutory rights to transfer a percentage of an applicable tax limitation to a new qualifying homestead. Use the current transfer process rather than assuming the old dollar tax amount simply follows the homeowner unchanged.
Veteran-related relief
Disabled Veteran Homestead Exemptions in Montgomery County
Veteran exemptions are not all-or-nothing. Texas provides both partial disabled-veteran exemptions and full residence-homestead exemptions for qualifying 100% disabled or individually unemployable veterans.
| VA disability rating | Exemption amount up to |
|---|---|
| 10%–29% | $5,000 |
| 30%–49% | $7,500 |
| 50%–69% | $10,000 |
| 70%–100% | $12,000 |
A veteran awarded 100% disability compensation due to a service-connected disability and a qualifying 100% disability or individual-unemployability rating may qualify for exemption of the total appraised value of the residence homestead.
The Comptroller explains that a qualifying 100% disabled veteran who becomes eligible after January 1 may receive the exemption for the applicable portion of that tax year.
Special residence homestead categories
Surviving-Spouse Homestead Exemptions
Potential continuation
A surviving spouse age 55 or older at the qualifying spouse’s death can potentially continue the age-65 residence homestead benefit.
Potential total exemption
A qualifying surviving spouse may continue the veteran’s full residence-homestead exemption when statutory requirements are met and the spouse has not remarried.
Line-of-duty death
Texas provides a residence-homestead exemption for an eligible surviving spouse of a service member killed or fatally injured in the line of duty.
Line-of-duty death
A qualifying surviving spouse of a first responder killed or fatally injured in the line of duty may also qualify.
Do not ignore MCAD correspondence
What if MCAD Requests More Information or Denies the Exemption?
Determine whether MCAD needs identification, ownership, residency, disability, veteran or another specific document.
The current Form 50-114 explains that when the chief appraiser requests additional information, the property owner generally has 30 days to comply, with one possible extension of up to 15 days for good cause.
The question “Does this property qualify for the exemption?” is legally different from “Is MCAD’s appraised value too high?”
Texas property owners may protest a chief appraiser’s exemption determination to the appraisal review board.
If MCAD sends a denial or appraisal notice with protest rights, follow the deadline printed on the notice and current Texas protest rules.
What happens next?
Do You Have to Reapply for the Montgomery County Homestead Exemption Every Year?
Normally, no. Once a residence homestead exemption is approved, it generally continues without an annual application while ownership and qualification remain unchanged.
Current Texas law limits when a chief appraiser may require a person already receiving a residence-homestead exemption to file a new application or reconfirm qualification.
See your actual taxing units
Use Montgomery County’s 2026 Tax Transparency Database
This tool is especially useful in Montgomery County because property-tax rates and exemptions can change by school district, city, MUD, ESD, hospital district, college district and other jurisdiction.
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1
Open the 2026 Montgomery tax-transparency system
MCAD’s current notice directs taxpayers to the Montgomery County True Prodigy tax-transparency database.
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2
Find your property
Use the property/account search rather than relying on a county-wide tax-rate estimate.
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3
Review every taxing unit
Note the county, ISD, hospital district, college district, municipality/township, MUD, ESD and other units attached to the account.
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4
Register for notifications if useful
MCAD explains that portal users can add properties under “My Properties” and identify them to receive updates.
Cash-flow relief, not tax forgiveness
Property Tax Deferral for Age 65+, Disabled and Certain Disabled Veterans
Some qualifying homeowners can defer collection of residence-homestead property taxes. This is separate from the exemption and tax ceiling.
The tax lien remains on the property and deferred amounts accrue statutory interest. The balance eventually becomes due after the deferral ends under the rules in Tax Code Section 33.06.
In-person assistance
Montgomery Central Appraisal District Location & Contact
Montgomery Central Appraisal District
Physical address:
109 Gladstell
Conroe, TX 77301
Mailing address:
P.O. Box 2233
Conroe, TX 77305
Phone:
936-756-3354
Alternate:
936-441-2186
Business hours:
Monday–Friday, 8:00 a.m.–5:00 p.m.
Search the property and gather your identification and supporting documents first. If you have an unusual heir-property, manufactured-home, disability or ownership issue, contact MCAD before visiting so you know which affidavit or documentation is required.
After MCAD determines the taxable value
Montgomery County Tax Office
Montgomery County Tax Assessor-Collector
Tammy McRae
400 N. San Jacinto St.
Conroe, TX 77301-2823
Property-tax contact:
936-539-7897
Email:
tax@mctx.org
If the question is “Why don’t I have my exemption?” start with MCAD. If the question is “Why hasn’t my corrected exemption appeared on the bill yet?” you may need both MCAD and the Tax Office because MCAD changes the appraisal roll and the collector updates the bill.
Before you submit
Montgomery County Homestead Exemption Filing Checklist
Verify it through MCAD Property Search.
Confirm this is the home you actually use as your primary residence.
Check deed, heir-property or other qualifying ownership.
Make sure the current address satisfies the filing requirements.
Know when you obtained ownership.
Know when this became your principal residence.
Select age 65+, disability or veteran benefits where applicable.
Prepare VA, disability, ownership or surviving-spouse evidence.
If April 30 passed, check the late-filing rules instead of giving up.
Save proof showing what you submitted and when.
Confirm the exemption actually appears after processing.
Check each taxing unit’s taxable value—not only market value.
Common homeowner questions
Montgomery County TX Homestead Exemption FAQs
How much is the Montgomery County homestead exemption in 2026?
Texas school districts must provide a $140,000 general residence homestead exemption in 2026. Other Montgomery County taxing units can provide separate local exemptions, so the total exemption shown on a tax account depends on the property’s jurisdictions.
Where do I apply for the Montgomery County homestead exemption?
Apply with the Montgomery Central Appraisal District. MCAD’s official website provides a “File Your Exemption” option and Public Portal. Do not file Form 50-114 with the Texas Comptroller.
What is the 2026 school homestead exemption in Montgomery County?
The mandatory Texas school-district general residence homestead exemption is $140,000 for 2026.
How much is the age 65 or older exemption in 2026?
A qualifying homeowner age 65 or older receives an additional $60,000 school-district residence homestead exemption on top of the $140,000 general school exemption. Local taxing units may provide additional optional exemptions.
How much is the disabled-person homestead exemption?
A qualifying disabled homeowner receives the additional $60,000 mandatory school-district exemption. Local taxing units can adopt their own disabled-person homestead exemptions as permitted by Texas law.
What is the deadline to file a Montgomery County homestead exemption?
The normal Texas filing deadline for most residence homestead applications is April 30. Qualifying late applications are permitted under Texas law, so missing April 30 does not necessarily mean the exemption is permanently lost.
Can I still file for the 2026 Montgomery County homestead exemption after April 30?
Potentially yes. Texas Tax Code Section 11.431 provides a late-filing procedure for qualifying residence homestead exemptions. File with MCAD as soon as possible rather than waiting for the late period to expire.
Can a late homestead exemption result in a property-tax refund?
Yes. If MCAD grants a qualifying late exemption after the tax has already been paid, Texas law provides a mechanism for the collector to refund the taxes attributable to the newly granted exemption.
Is there a fee to file a Montgomery County homestead exemption?
No government filing fee is required for the normal residence homestead application or qualifying late application. Private companies may charge for optional assistance, but paying one is not required to file directly with MCAD.
Can I get a Montgomery County homestead exemption if I bought my house after January 1?
Potentially. Texas permits a prorated general residence homestead exemption when a property acquired after January 1 becomes the owner’s principal residence and the statutory requirements are met. MCAD specifically highlights this rule on its website.
Do I need to live in the house for one year before applying?
No. The general Texas residence homestead exemption does not require a one-year occupancy period. What matters is qualifying ownership, principal-residence use and the applicable filing requirements.
Does the homestead exemption limit my home’s market value increase to 10%?
No. MCAD can increase market value by more than 10%. The separate residence-homestead appraisal limitation generally restricts the appraised value to no more than the prior appraised value plus 10% and qualifying new improvements, subject to market value.
When does the Texas 10% homestead appraisal cap begin?
It generally takes effect on January 1 of the tax year following the first tax year in which the owner qualifies the property for a residence homestead exemption.
Do I have to apply for the Montgomery County homestead exemption every year?
Usually no. Once approved, the exemption generally continues until ownership or qualification changes, unless the chief appraiser lawfully requires a new application or confirmation.
What documents are required for a Montgomery County homestead exemption?
The current Form 50-114 generally requires owner and property information, acquisition and occupancy dates, identification information and supporting documentation for special circumstances. A driver’s-license or Texas state-ID address normally must correspond with the homestead address, subject to statutory exceptions.
Can heir property qualify for a Texas homestead exemption?
Yes. Texas provides special procedures for qualifying heir-property owners even when the applicant is not identified as owner in a recorded deed. Additional affidavits and supporting documents can be required.
Can a manufactured home qualify for a Montgomery County homestead exemption?
Yes, if the residence and ownership requirements are satisfied. Texas’ application provides specific documentation options for manufactured-home owners, including a statement of ownership, purchase documentation or qualifying affidavit.
What if MCAD denies my homestead exemption?
Read the denial reason and deadline immediately. A property owner may protest a chief appraiser’s exemption determination to the appraisal review board under Texas property-tax procedures.
Can a 100% disabled veteran pay no property tax on the homestead?
A qualifying veteran awarded 100% disability compensation due to a service-connected disability and meeting the statutory 100% disability or individual-unemployability requirements can receive an exemption from taxation of the total appraised value of the residence homestead.
Is the age-65 tax freeze the same as the homestead exemption?
No. The age-65 or disabled school tax ceiling limits qualifying school taxes, while an exemption removes part of the taxable value. A homeowner can benefit from both when eligible.
Can I defer property taxes if I am 65 or older?
Qualifying homeowners age 65 or older, disabled homeowners and certain disabled veterans can use Texas’ residence-homestead tax-deferral provisions. Deferral postpones collection; it does not cancel the tax, and deferred amounts accrue statutory interest.
Why does my neighbor have different homestead savings?
Montgomery County properties can belong to different school districts, cities, MUDs, ESDs and other taxing jurisdictions. Each local taxing unit can have its own rate and, where authorized, its own optional exemption.
How do I see the exact exemptions and taxing units for my property?
Search the property through Montgomery CAD and review the current Montgomery County tax-transparency database. The taxing-unit list for the specific account is more reliable than using a generic county-wide property-tax rate.
Primary-source research
Official Sources Used for This Montgomery County Homestead Guide
These sources are provided for filing, verification and current tax-year changes. The article extracts the practical rules so you should not have to open every government page merely to understand how the exemption works.
This article distinguishes market value, capped appraised value, exemptions, taxable value and the final tax levy because those numbers are not interchangeable.
It also distinguishes MCAD from the Montgomery County Tax Office and avoids presenting one county-wide combined property-tax rate because Montgomery County properties can belong to different school districts, MUDs, ESDs, cities and other taxing units.
State exemption amounts were checked against current Texas Comptroller materials available in August 2026. Local 2026 tax rates and optional exemption effects should be checked against the property-specific Montgomery County tax-transparency record because taxing units update their proposed and adopted rates during the budget process.
Independent Montgomery County property-tax guide: This website is an independent educational resource. It is not operated by, affiliated with or endorsed by Montgomery Central Appraisal District, Montgomery County, the Montgomery County Tax Assessor-Collector, Texas Comptroller of Public Accounts, any school district, MUD, ESD, municipality or other government taxing unit.
This page explains publicly available Texas homestead-exemption rules and official filing resources. It does not determine whether a particular property or owner qualifies, calculate an official tax bill or provide legal or tax advice. For a property-specific exemption determination, verify the record with Montgomery Central Appraisal District. For billing, payment or refund questions after the appraisal roll is updated, contact the Montgomery County Tax Office.