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Maryland property tax help
Last updated: 28 September 2026
Maryland does not have one simple statewide senior exemption that removes every older homeowner’s property tax bill. Relief usually comes from a mix of the statewide Homestead credit, the income-based Homeowners’ credit, county senior credits or deferrals, and special exemptions for some veterans and surviving spouses.
Bottom Line: Check your Homestead status first. If your 2025 household income was $60,000 or less and your net worth may fit the state rule, file the 2026 Homeowners’ Property Tax Credit now. The final deadline is October 1, 2026. Then check your county for local senior help.
Need help right now? If you received a delinquent-tax or tax-sale notice, do not wait for a tax-credit decision. Contact your local tax collector through Maryland’s billing office finder. Also review the state’s HPP program page. The Homeowner Protection Program is a limited-enrollment loan program, not a grant, for some homeowners whose homes are in or at risk of tax sale.
Start Here
- Check Homestead. Look up your home in Maryland’s Real Property Search. If the Homestead status says Approved or Application Received, you normally do not need another Homestead application.
- File the income credit. Use the 2026 online application before October 1 if the state income and net-worth rules may fit you.
- Check local rules. County credits can be more generous, age-based, or completely separate. Use your county finance or treasury page before assuming the state program is the only help.
| Your situation | Start here | Main caution |
|---|---|---|
| You own and live in the home | Confirm Homestead status | Homestead limits taxable growth; it does not lower the market value. |
| Household income is limited | File the state Homeowners’ credit | The 2026 deadline is October 1. |
| You are 65 or older | Check county senior credits | Age alone rarely guarantees a credit. |
| You are behind on taxes | Call the local tax collector | Tax-sale deadlines can move faster than credit applications. |
| You are a disabled veteran | Check the state exemption | The exemption has specific VA and ownership rules. |
What Has Changed
- The statewide deadline is close. Maryland’s 2026 Homeowners’ Property Tax Credit application remains open through October 1, 2026. The earlier April 15 date was only the preferred date for getting an approved credit onto the original July bill.
- Montgomery’s supplement has higher 2026 limits. For July 1, 2026 billing, the county supplement uses an assessed-value limit of $383,100, a combined income limit of $76,620, and a net-worth limit of $255,400. These are different from the statewide $60,000 income and $200,000 net-worth limits.
- Howard still has time. Its 2026 Senior Tax Credit and Aging in Place routes have an October 1 deadline.
- St. Mary’s 2026 window has passed. Its senior-credit deadline was September 1, 2026. Ask about the next tax-year application.
- Prince George’s elderly credit is still suspended. The county says applications are not currently being accepted.
- HPP adds a representative option. Starting October 1, 2026, a homeowner may designate someone to communicate with the Tax Sale Ombudsman. The representative cannot sign final loan documents.
Maryland’s Main Statewide Property Tax Help
Maryland uses several different forms of tax relief. They do different jobs. A credit can reduce tax due. A Homestead cap limits how quickly the taxable assessment can grow. An exemption removes some or all qualifying property value from taxation. A deferral delays payment and may create a lien. For a plain-English comparison, see our tax relief terms.
Maryland’s two main statewide homeowner credits are open to qualifying homeowners of all ages. Seniors can use them, then add county senior programs when available. Our property-tax relief by state guide can help if you are comparing states.
Homeowners’ Property Tax Credit
What it does: This is Maryland’s main income-based homeowner credit. The state compares eligible property tax with a tax limit based on household income. If eligible tax is above that limit, a credit may cover part of the difference.
Who may qualify in 2026: The official 2026 HTC-1 form says the home must be your principal residence, you must own it or have a qualifying legal interest, combined gross household income cannot exceed $60,000, and the state uses a $200,000 net-worth limit. The home itself and qualified retirement savings are excluded from that net-worth test.
The 2026 application uses 2025 income. Maryland requires taxable and nontaxable income to be reported. That can include Social Security, Supplemental Security Income, Railroad Retirement, pensions, annuities, wages, gifts over the stated threshold, and other money received. Do not assume the income on your federal tax return is the only amount that counts.
Property limit: The state calculation uses the lesser of $300,000 or the assessed value after any Homestead credit. Fixed charges for items such as water or sewer are not covered by this state credit.
| 2025 household income | State tax limit | How to read it |
|---|---|---|
| $20,000 | $780 | Eligible tax above $780 may generate a credit. |
| $30,000 | $1,680 | Eligible tax above $1,680 may generate a credit. |
| $40,000 | $2,580 | Eligible tax above $2,580 may generate a credit. |
| $60,000 | $4,380 | $60,000 is the statewide income ceiling. |
These examples use Maryland’s published formula. They do not estimate your final credit because your eligible property tax and other facts also matter.
How to apply: File online through Maryland OneStop or use the paper HTC-1. The state program information page explains the formula, county supplements, denial notices, and appeal route. For 2026, file by October 1, 2026. HTC help: 410-767-4433 or 1-800-944-7403.
Deadline warning: Filing after April 15 does not make you ineligible. It means you should not expect the credit on the original July bill. If approved later, Maryland says you may receive a revised bill or a refund if you already paid.
Homestead Property Tax Credit
What it does: Homestead limits growth in the taxable assessment of a principal residence. It does not cap the market value that the State Department of Assessments and Taxation assigns to the home.
For state property tax, the cap is 10%. Counties and municipalities must use 10% or less. The actual local cap can therefore be lower. Maryland posts the current Homestead cap list with annual tax-rate information.
Who may qualify: The home must be your principal residence and you generally must live there for at least six months of the year, including July 1, subject to stated exceptions. Maryland requires a one-time eligibility application. If your property record already shows Approved or Application Received, the state says no further Homestead action is normally required.
How to apply: Use the official Homestead application. If you were denied, Maryland says a final Homestead denial can be appealed to the local Property Tax Assessment Appeal Board within 30 days.
Homeowner Protection Program for Tax-Sale Risk
The Homeowner Protection Program (HPP) is for a different problem: an owner-occupied home that is in or at risk of tax sale. Maryland describes HPP as a loan program that may remove an enrolled home from tax sale for three years and help the homeowner address taxes owed.
To apply, the principal residence must have an assessed value no more than $300,000, combined household income no more than $60,000, and assets no more than $200,000 excluding the home. Priority enrollment goes to homeowners age 60 or older, some people receiving federal disability benefits, and homeowners who have lived in the property for at least 10 years. Enrollment is limited and eligibility does not guarantee a place.
Use the HPP online application if this applies. The State Tax Sale Ombudsman can be reached at 410-767-4994. If selected, the office discusses repayment terms, including a monthly repayment amount. Do not describe HPP as free tax forgiveness.
County Senior Credits and Local Rules
County programs are where Maryland gets complicated. The same age can lead to very different help depending on where you live. A county credit may reduce only the county part of the bill, while state tax and fixed fees remain.
| Jurisdiction | 2026 help | Current status |
|---|---|---|
| Montgomery County | Senior credit tied to the state credit or county supplement; separate senior deferral and long-term-owner/military credit | State-linked application open through October 1; deferral and long-term-owner deadlines for 2026 have passed. |
| Howard County | 25% Senior Tax Credit; 20% Aging in Place credit for qualifying households | Applications due October 1, 2026. |
| St. Mary’s County | Three senior-credit routes, with only one applied per account | September 1, 2026 deadline has passed. |
| Prince George’s County | Elderly Property Tax Credit | Suspended; applications not currently accepted. |
Montgomery County
Montgomery’s state-linked Senior Property Tax Credit is for homeowners at least 65 whose home is their principal residence and who qualify for either the state Homeowners’ credit or the county supplement. The county says no separate senior-credit application is needed; the state HTC application is the entry point. See the Montgomery senior credit.
For July 1, 2026 billing, Montgomery’s supplement uses a $383,100 assessed-value amount, a $76,620 income limit, and a $255,400 net-worth limit. The Montgomery supplement rules also allow homeowners age 70 or older to submit retroactive applications for the current and three prior levy years.
Montgomery also has a senior deferral for some homeowners age 65 or older with household income no more than $80,000 who have lived in the home for at least five consecutive years. It can defer the increase in County Property Tax only. The deferred tax creates a lien and personal liability. The 2026 September 1 deadline has passed, so use the senior deferral page to prepare for the next cycle or ask whether any other route applies now.
Howard County
Howard’s 2026 Senior Tax Credit requires at least one applicant to be 65 by June 30, 2026. Combined household income cannot exceed $108,200 and combined household net worth cannot exceed $827,200 as of December 31, 2025. The credit equals 25% of net County property tax after other credits. The 2026 deadline is October 1, and the credit must be renewed each year. Details are on the Howard tax credit page.
Howard’s Aging in Place route can equal 20% of eligible net County tax on assessed value up to $650,000. One path requires age 65 or older and 30 years of ownership and residence. It cannot be combined with the Senior Tax Credit in the same year.
St. Mary’s and Prince George’s
St. Mary’s County offers three senior tax-credit paths and applies only the most valuable qualifying credit to an account. One route provides a 10% County Tax Liability credit for up to five years for certain homeowners age 65 or older who meet the assessment, income, military-service or 40-year deed rule. The St. Mary’s senior application shows that the 2026 September 1 deadline has passed.
Prince George’s County says its Elderly Property Tax Credit remains suspended effective June 30, 2025 and applications are not currently being accepted. Check the county’s Prince George’s status before relying on older articles or forms.
Special Exemptions That Can Matter to Seniors
Some Maryland homeowners qualify for an exemption rather than a credit. Maryland says a veteran’s principal residence can qualify when the U.S. Department of Veterans Affairs finds a 100% service-connected, permanent and total disability. Certain surviving spouses may also qualify, and Maryland recognizes some cases of permanent unemployability.
Because these rules are document-heavy, use Maryland’s disabled veteran exemptions page and your local assessment office. Our Maryland veteran benefits guide covers other veteran-help routes.
How to Start Without Wasting Time
- Identify the program. Homestead, the Homeowners’ credit, a county senior credit, a deferral, and a veteran exemption are not the same thing.
- Check your property record. Write down the property account number and confirm the Homestead status before filing anything twice.
- Use 2025 income records. The 2026 statewide Homeowners’ credit uses 2025 household income.
- Apply before the deadline. For the statewide HTC and Howard’s open 2026 senior routes, October 1 is the key date.
- Keep proof. Save the online confirmation, mailed receipt, and copies of every document you send.
- Keep paying attention to the bill. A pending credit does not automatically stop late charges or tax-sale action.
If property tax is only one part of the problem, our Maryland senior benefits guide and Maryland benefits portals can help you look for other assistance without mixing those programs into the property-tax application.
Documents and Information to Gather
- Property tax bill or property account number.
- 2025 federal income tax return with schedules, if filed.
- 2025 Social Security Form SSA-1099.
- Railroad Retirement verification, if applicable.
- Pension, annuity, IRA, wage, benefit, and other income records.
- Ownership papers if you have a life estate, contract purchase, trust interest, or another unusual form of legal interest.
- Proof of age for a county senior program.
- VA disability decision or DD-214 if using a veteran rule.
- Copies of all forms and a filing confirmation.
Reality Checks
- State income is broader than taxable income. Nontaxable Social Security and Railroad Retirement can count for the statewide Homeowners’ credit.
- Some charges remain. Water, sewer, trash, bay, improvement, and other fixed charges may not be reduced by a property tax credit.
- County programs differ sharply. A neighbor in another county may have a benefit you do not have.
- A deferral is debt. Montgomery’s senior deferral creates a lien and must be repaid when specified events occur.
- HPP is limited. Meeting its basic rules does not guarantee enrollment.
- Deadlines matter. By September, some county windows are already closed even though the statewide HTC is still open.
Common Mistakes to Avoid
- Using only taxable income. Read the Maryland income definition before deciding you are under the limit.
- Assuming age is enough. Many senior credits also use residence, income, ownership history, or another test.
- Confusing Homestead with HTC. One limits taxable assessment growth; the other is income-based.
- Waiting after tax-sale mail. Call the tax collector first; do not assume a credit application pauses collection.
- Using an old county form. Local rules and thresholds can change from one levy year to the next.
- Ignoring the assessment itself. If the assessed market value appears wrong, review Maryland’s assessment appeal process.
Denied, Delayed, or Overwhelmed
Ask for the exact reason. A denial may involve income, residency, ownership, missing documents, net worth, or a closed local deadline.
For the statewide Homeowners’ credit, Maryland says the denial letter explains why the application was denied and how to appeal to the local Property Tax Assessment Appeals Board. For a final Homestead denial, Maryland states that the appeal deadline is 30 days. For county programs, ask the county whether it allows reconsideration, missing-document correction, or only a new application next year.
If you need help finding the right agency, use our tax help for seniors guide. If unpaid taxes are part of a wider crisis, see Maryland emergency help. For housing-cost problems beyond property tax, use Maryland housing help.
Maryland and Local Resources
- SDAT assessment offices: Use the assessment office finder for assessment, ownership, Homestead, and exemption questions.
- Local billing offices: Contact your county or Baltimore City for bills, payments, refunds, delinquency, and tax-sale questions.
- Maryland Access Point: Older adults, people with disabilities, and caregivers can use Maryland Access Point or call 1-844-627-5465 for local service navigation.
- 211 Maryland: Dial 211 or use 211 Maryland for local help with housing, utilities, food, legal resources, and other urgent needs.
Our guide to why state rules differ explains Maryland’s local variation. You can also use the property tax finder to reach the correct state guide.
Phone Scripts You Can Use
State Homeowners’ credit
“Hello, I am a Maryland homeowner checking the 2026 Homeowners’ Property Tax Credit. Can you tell me whether my application is complete and what documents you still need before the October 1 deadline?”
Homestead status
“Hello, I need to confirm whether my Homestead eligibility application is approved for my principal residence. I have my property account number. Can you check my status and tell me if I need to do anything else?”
County senior credit
“Hello, I am age 65 or older and this is my principal home. Which 2026 property tax credits in this county could still apply to me, and which deadlines have already passed?”
Tax-sale risk
“Hello, I received a delinquent property tax or tax-sale notice. Please tell me the amount due, the next deadline, whether a payment arrangement is possible, and whether I should contact the State Tax Sale Ombudsman.”
Resumen en Español
Empiece con dos programas estatales. Verifique primero si su vivienda principal tiene aprobado el Homestead Property Tax Credit. Después, si los ingresos y el patrimonio de su hogar pueden cumplir las reglas, presente la solicitud 2026 del Homeowners’ Property Tax Credit antes del 1 de octubre de 2026.
El crédito estatal usa los ingresos brutos del hogar de 2025 y puede contar ingresos no tributables, incluido Seguro Social. También revise los programas de su condado porque Montgomery y Howard tienen reglas locales diferentes. El plazo 2026 de St. Mary’s ya pasó y el crédito para personas mayores de Prince George’s sigue suspendido.
Si recibió un aviso de tax sale, llame de inmediato a la oficina local de cobros. El Homeowner Protection Program puede ayudar a algunos propietarios, pero es un programa de préstamo con inscripción limitada, no una subvención. Maryland Access Point puede ayudarle a encontrar servicios locales en el 1-844-627-5465.
Frequently Asked Questions
Is there one Maryland senior exemption?
No. Maryland does not have one simple statewide senior exemption for every older homeowner. The main statewide tools are the Homestead Property Tax Credit and the income-based Homeowners’ Property Tax Credit. Senior-only credits are often local.
What is the 2026 HTC deadline?
The final 2026 Homeowners’ Property Tax Credit filing deadline is October 1, 2026. April 15 was the preferred date for getting an approved credit onto the original July bill.
Does Social Security count as income?
Yes for the statewide Homeowners’ credit. Maryland requires applicants to report taxable and nontaxable income, including Social Security and Railroad Retirement.
Can I apply after paying?
Yes, if you are still within the filing window. Maryland says an approved applicant may receive a refund when the property tax bill was paid before the credit was granted.
Can a trust or life estate qualify?
Sometimes. Maryland’s 2026 instructions say life-estate holders, contract purchasers, and beneficiaries of certain trusts may have enough legal interest to apply. County programs can add ownership rules.
Is Howard County still open?
Yes for the 2026 Senior Tax Credit and Aging in Place routes described by Howard County. The county lists October 1, 2026 as the application deadline for those programs.
Is Prince George’s elderly credit active?
No. As of this September 13, 2026 review, Prince George’s County says the Elderly Property Tax Credit remains suspended and applications are not currently being accepted.
About This Guide
Sources: This guide uses official federal, state, local, and other high-trust nonprofit and community sources linked in the article.
Editorial note
This guide is produced under the GFS Editorial Standards using official and other high-trust sources. GFS is not affiliated with a government agency and is not a substitute for official agency guidance. Individual eligibility outcomes cannot be guaranteed.
Corrections
Despite careful verification, errors may occur. Email info@grantsforseniors.org with corrections.
Disclaimer
This article is for informational purposes only and is not legal, financial, medical, tax, disability-rights, immigration, or government-agency advice. Program rules, policies, funding, and availability can change. Readers should confirm current details directly with the responsible official program before acting.
Last updated: 28 September 2026 · Next review: 28 January 2027
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