Property Tax Relief for Seniors in Maryland

Written & Reviewed by

Analic Mata-Murray

Managing Editor

Yolanda Taylor

Senior Healthcare Editor

Last updated: May 4, 2026

Bottom line: Maryland does not have one simple statewide senior exemption that wipes out a property tax bill. Most older homeowners should first check the Homestead credit, then file the state Homeowners’ credit if income may fit, and then check county programs where they live.

For more Maryland help, see our Maryland senior benefits guide. You can also compare property tax relief by state, review our tax guide for seniors, or use our senior help tools if you are sorting bills and next steps.

Where to start

Contents

• Where to start
• Urgent help
• State programs
• Quick facts
• Who qualifies
• Programs and county options
• County rules
• How to apply
• Application checklist
• Reality checks
• Common mistakes
• Best options by need
• If denied
• Backup options
• Local resources
• Diverse communities
• Phone scripts
• Resumen en español
• FAQ

Urgent help

• If you got a delinquent tax notice or tax sale warning, call today. Use Maryland’s billing office finder. Ask about the balance, the deadline, payment options, and whether your home may be listed for tax sale.
• If you may lose the home to tax sale, review HPP. Maryland’s Homeowner Protection Program may keep an eligible home out of tax sale for at least three years and may help with taxes owed. The home must meet income, asset, and assessment rules, and the state says enrollment is limited.
• If your July bill is too high, file the state credit now. The April 15, 2026 date for the July bill has passed. You can still file the 2026 Homeowners’ Property Tax Credit by October 1, 2026. If approved after the bill is issued, you may receive a revised bill or refund.
• If you never filed Homestead, check it now. The Homestead credit is a one-time application. It is not based on income, but it does require the home to be your principal residence.

Start with the two state programs most seniors miss

File the state programs before you assume you need a lawyer or a payment plan. Maryland relief usually comes in layers. One layer limits how fast your taxable assessment can rise. Another layer lowers the bill if your income is low enough. A third layer may come from your county. In some places, a county credit or deferral may freeze or delay part of the county tax.

Property values are still a real issue. Maryland’s 2026 reassessment report says 92.7% of Group 2 residential properties increased in value, and the average residential increase in that group was 13.2%. The same report says Homeowners’ Property Tax Credit payments reached $63.9 million in fiscal year 2025.

People often say “exemption,” but Maryland usually uses a credit, cap, freeze, or deferral. A credit lowers the bill. A cap limits growth in the taxable assessment. A freeze holds part of the county tax steady if you meet local rules. A deferral delays payment and may create a lien. It is not the same as forgiveness.

Quick facts Maryland seniors should know

• Best order: Check Homestead, file the Homeowners’ credit, then check county senior rules.
• State income limit: The state Homeowners’ credit uses a household income limit of $60,000.
• State net worth limit: Net worth must be less than $200,000, not counting the home or qualified retirement savings.
• Income surprise: Nontaxable Social Security and Railroad Retirement count as income for the state Homeowners’ credit.
• Assessment limit: The state Homeowners’ credit only applies to taxes on the first $300,000 of assessed value.
• County supplements: The 2026 HTC-1 form lists county supplemental credits in Anne Arundel, Baltimore City, Baltimore County, Calvert, Caroline, Carroll, Charles, Frederick, Garrett, Harford, Howard, Kent, Montgomery, and Washington.
• Office split: Assessment, ownership, and Homestead questions usually go to the local assessment office. Bill, refund, payment, and tax sale questions usually go to the billing office.

Who qualifies in Maryland

Start with the principal residence rule. For Homestead and the state Homeowners’ credit, Maryland generally wants the home to be your main home. The state says the owner must live there at least six months of the year, including July 1, unless an allowed health, special-care, or recent purchase exception applies.

Ownership also matters. For the state Homeowners’ credit, you must own the home or have a legal interest in it. The 2026 instructions say some land installment purchasers, life-estate holders, and beneficiaries of certain trusts may have enough legal interest to apply.

County senior programs can be narrower. Local rules may add an age test, income limit, assessed-value cap, deed-history rule, veteran rule, or years-in-home rule. Some only reduce the county line on the tax bill. They may not reduce state tax, town tax, water, sewer, trash, bay fees, or special charges.

The Maryland programs and county options worth checking first

Maryland Homeowners’ Property Tax Credit

• What it is: Maryland’s main income-based property tax credit for homeowners.
• Who may qualify: You must own or have a legal interest in the home, use it as your principal residence, have combined gross household income no higher than $60,000, and have net worth under $200,000, not counting the home and qualified retirement savings.
• How it helps: Maryland sets a tax limit based on your income. The credit may cover tax above that limit. It does not cover fixed water, sewer, or similar charges.
• How to apply: Apply each year online or by paper. For 2026, the deadline is October 1, 2026. For help, SDAT lists 410-767-4433 and 1-800-944-7403.
• What to gather: Federal tax return and schedules, 2025 income records, SSA-1099, Railroad Retirement letter if relevant, proof of public assistance or SSI if relevant, and your property account number.
• Reality check: If you filed after April 15, 2026, do not assume the credit will show on the July bill. Pay attention to your county’s due dates while your application is pending.

Income examples: If your property tax is higher than the amount below, the credit may cover the difference. This is only a simple guide. SDAT makes the final decision.

Maryland Homestead Property Tax Credit

• What it is: A cap on how fast the taxable assessment on your principal residence can rise. It is not based on income.
• Who may qualify: The home must be your principal residence, and you generally must live there at least six months of the year, including July 1, unless a listed exception applies.
• How it helps: State law caps the annual increase in taxable assessment at 10% for state tax purposes. Counties and cities may set lower local caps. Maryland lists current caps in the tax rates PDF.
• How to apply: File a one-time application through Maryland OneStop or by mail. Then check the status in Real Property Search.
• What to gather: Property identification number, owner names, birth dates, Social Security numbers or ITINs, and residency details. For questions, SDAT lists 410-767-2165 and 1-866-650-8783.
• Reality check: Homestead does not lower the market value set by SDAT. It limits the taxable increase if you meet the rules.

Homeowner Protection Program

• What it is: A state tax sale help program for homeowners with limited income.
• Who may qualify: The home must be your principal residence. The assessed value must be no more than $300,000. Combined annual income must be no more than $60,000. Assets must be no more than $200,000, not counting the home.
• How it helps: The program may keep an eligible home out of tax sale for at least three years and may help with property tax arrears.
• Who gets priority: Priority is given to homeowners age 60 or older, some disability benefit recipients, and people whose home has been their principal residence for 10 years or more.
• How to apply: Use the online or paper application on the state HPP page. Act quickly if you already received a tax sale notice.
• Reality check: SDAT says enrollment is limited. Meeting the basic rules does not guarantee enrollment.

Montgomery County Senior Property Tax Credit

• What it is: An extra county credit for older homeowners in Montgomery County.
• Who may qualify: You must be at least 65, use the home as your principal residence, and qualify for either the state Homeowners’ credit or the county supplement.
• How it helps: The credit may be based on the state credit, the county supplement, or both.
• How to apply: Montgomery County says on its senior credit page that there is one application for the state credit, county supplement, and senior credit. File the Homeowners Tax Credit application.
• Reality check: This credit depends on the state HTC or county supplement. Do not assume age alone is enough.

Howard County Senior Tax Credit

• What it is: A county credit for older homeowners in Howard County.
• Who may qualify: At least one applicant must be 65 by June 30, 2026. The home must be the principal residence. For tax year 2026, combined household income must be no more than $108,200, and combined net worth must be no more than $827,200 as of December 31, 2025. Howard bases the income test on 500% of the federal poverty level for a household of two.
• How it helps: Howard County says the senior credit is 25% of the net county property tax.
• How to apply: Apply through the Howard tax page by October 1, 2026.
• Reality check: Howard says this credit does not renew automatically. You must reapply each year.

Montgomery County Senior Property Tax Deferral

• What it is: A way to delay part of the county tax increase. It is not a waiver.
• Who may qualify: At least one applicant must be 65 or older. The property must be the principal residence. At least one applicant must have lived there for five straight years. Household income must not have exceeded $80,000 in the previous calendar year.
• How it helps: The deferral may cover the amount by which the current county tax is higher than the previous county tax.
• How to apply: Apply each year by September 1 through the county deferral page.
• Reality check: The county says deferred taxes are a lien and personal liability. It does not defer state tax, municipal tax, water quality charges, solid waste fees, or other charges.

St. Mary’s County senior tax credits

• What it is: One county application that checks three senior credit options and applies only one credit for the tax year.
• Matching credit: You must be 70 or older and receive the Maryland Homeowners’ Tax Credit.
• Senior CAP credit: You must be 70 or older, use the home as your principal residence in St. Mary’s County, and have taxable net income of $80,000 or less.
• 65-10 credit: You must be 65 or older, use the home as your principal residence, have an assessment under $400,000, have taxable net income under $80,000, and be a retired active-duty military member or have been on the deed for at least 40 years.
• How it helps: St. Mary’s may match the state credit, freeze county tax liability at a base year, or give a 10% county tax credit for up to five years.
• How to apply: Use the St. Mary’s application and submit required documents. The county says the deadline is September 1 each tax year.
• Reality check: Only one senior tax credit is applied to an account each tax year. The application must be submitted each year.

How different county rules can be

Do not assume your county matches your neighbor’s county. These examples show why local research matters.

How to apply without wasting time

• Check Homestead status first. If the one-time Homestead form is already approved, do not file it again.
• Pull your documents early. Most delays happen because people start the form without tax returns, Social Security statements, or the property account number.
• Use online filing if you can. Maryland says online filing gives faster and easier filing and status updates.
• Read your county page first. Some county credits use the state HTC-1 form. Others need a county-only form.
• Do not wait for a perfect answer. If the deadline is close, file what you can on time and respond quickly if the agency asks for more proof.
• Call the right office. Use the assessment office finder for assessment and Homestead issues. Use the billing office for tax bills, refunds, payment, and tax sale issues.

Application checklist

• ☐ Most recent property tax bill or property account number
• ☐ Full federal income tax return and all schedules, if filed
• ☐ Social Security Form SSA-1099 or other retirement statements
• ☐ Pension, annuity, IRA, wage, or other income records
• ☐ Proof of public benefits, disability benefits, or Railroad Retirement if relevant
• ☐ Photo ID and basic ownership details
• ☐ Trust, life-estate, or deed papers if the title is not simple
• ☐ DD214 if using a retired military rule
• ☐ Copies of everything you submit
• ☐ Screenshot, confirmation number, or mailing receipt

Reality checks before you apply

• Gross income matters. The state Homeowners’ credit uses gross household income. Do not use only taxable income.
• Social Security may count. Nontaxable Social Security and Railroad Retirement still count for the state credit.
• Some fees stay on the bill. Water, sewer, trash, bay, and other fixed charges may not be reduced.
• Audits can happen. The state may ask for more proof. Missing papers can delay the credit.
• Local rules change. County programs may change with budgets, ordinances, or application forms.

Common mistakes to avoid

• Using taxable income instead of gross household income on the state HTC form.
• Leaving out adult income when the rules say household income must be counted.
• Forgetting Homestead after buying a home or moving.
• Thinking a senior credit is automatic just because you receive Homestead.
• Sending papers to the wrong office. Assessment offices and billing offices do different jobs.
• Waiting after a tax sale warning. Some help works best before the home is listed for sale.

Best options by need

• My income is low: Start with the state Homeowners’ credit.
• My assessment jumped: Make sure Homestead is active, then review whether an assessment appeal makes sense.
• I am behind on taxes: Contact your billing office and review HPP right away.
• I need county help: Check your county finance or treasurer page. Senior rules can be very local.
• I live in Montgomery: Check both the senior credit and the deferral, but read the lien rules before choosing deferral.
• Property tax is one bill of many: Review Maryland housing help and utility bill help so one bill does not crowd out another.

If your application gets denied

• Ask for the exact reason. Was it income, residency, ownership, missing documents, or a county rule?
• Call quickly. Ask what can still be fixed and what deadline applies.
• For Homestead: Ask SDAT about the next appeal step if you receive a final denial.
• For the state Homeowners’ credit: The denial letter should explain the appeal path to the local Property Tax Assessment Appeals Board.
• For assessment value: Maryland’s assessment appeal process generally gives 45 days from the assessment notice date for a reassessment appeal.
• For county programs: Ask whether there is a local review, a missing-document cure period, or a new filing window for the next tax year.

What to try next if the main path fails

• Check county supplements. Some applicants may qualify for a county supplement even when the state credit is small or zero.
• Review the assessment. If the market value looks wrong, an appeal may matter more than a credit.
• Ask about payment options. Your county billing office may have payment or hardship information.
• Look at home costs together. If property tax is only part of the problem, ask about food, utilities, housing, and benefits screening.
• Ask for local help. Maryland’s Area Agencies on Aging may know local programs that do not appear on state forms.

Local resources

• Maryland Access Point: MAP helps older adults, people with disabilities, and caregivers find local services. Call 1-844-627-5465 or use the MAP connect page.
• 211 Maryland: Dial 211 or use 211 Maryland for emergency help, benefits screening, translation help, and local referrals.
• Free tax prep: 211 Maryland lists tax help options, including Volunteer Income Tax Assistance and AARP Tax-Aide partners.
• More household help: Some seniors also need food, medical, dental, or caregiver help. For same-state support, see Maryland dental help.

Diverse communities

• Seniors with disabilities: HPP gives priority to some disability benefit recipients, and MAP works with older adults and adults with disabilities.
• Veteran seniors: Some county programs have veteran rules. St. Mary’s has a 65-10 rule for retired active-duty military, and Howard has service-based property tax options. Our Maryland veterans guide may help with other benefits.
• Immigrant seniors: The state HTC form accepts an ITIN as well as a Social Security number. Ask 211 or MAP for language help if forms are hard to read.
• Rural seniors: Mail filing is still allowed for state forms, and phone help is available through MAP, county aging offices, and local tax offices.

Phone scripts you can use

• Calling SDAT about HTC: “Hello, I am a Maryland homeowner and I want to check the 2026 Homeowners’ Property Tax Credit. Can you tell me what documents I still need and how to check my application status?”
• Calling about Homestead: “Hello, I need to know if my Homestead application is on file for my home. I have my property account number. Can you help me check the status?”
• Calling the county billing office: “Hello, I received a property tax bill I may not be able to pay on time. Can you tell me the balance, due date, payment options, and whether there is any tax sale risk?”
• Calling MAP or 211: “Hello, I am an older homeowner in Maryland. Property taxes and other bills are hard to manage. Can you screen me for local help with taxes, utilities, food, and housing costs?”

Resumen en español

Empiece con los programas del estado. En Maryland, la ayuda principal para dueños de vivienda suele venir del Homestead Property Tax Credit y del Homeowners’ Property Tax Credit. Homestead limita cuánto puede subir el valor tributable de su vivienda principal. El crédito Homeowners’ ayuda si el impuesto es alto en comparación con los ingresos del hogar.

Después, revise las reglas de su condado. Montgomery, Howard y St. Mary’s tienen reglas locales distintas para personas mayores. Si recibió un aviso de deuda o de tax sale, llame hoy a la oficina de cobro del condado y pregunte por fechas, pagos y ayuda. También revise el Homeowner Protection Program si la casa está en riesgo de tax sale.

Si necesita ayuda para entender formularios, llame a Maryland Access Point al 1-844-627-5465 o marque 211. Puede pedir ayuda en su idioma. No espere hasta el último día si necesita mandar pruebas de ingresos, Seguro Social, pensión, escritura, fideicomiso, o documentos militares.

FAQ

Is there a Maryland property tax exemption just for seniors?

Not as one simple statewide benefit. Maryland’s main statewide tools are the Homestead Property Tax Credit and the Homeowners’ Property Tax Credit. Senior-only help is usually local, so the answer depends on your county or city.

What is the difference between Homestead and the Homeowners’ credit?

Homestead limits how fast your taxable assessment can rise on a principal residence. It is not income-based and usually needs a one-time application. The Homeowners’ credit is income-based and usually needs an application each year.

Do Social Security and retirement income count?

Yes, for the state Homeowners’ credit. Maryland says nontaxable Social Security and Railroad Retirement must be reported as income, along with many other household income sources.

Can I still get help if I already paid my property tax bill?

Often, yes. If you file the 2026 Homeowners’ credit by October 1, 2026 and are approved, you may receive a revised bill or a refund if the bill was already paid.

Can a home in a trust or life estate qualify?

Sometimes. The 2026 Homeowners’ credit instructions say land installment purchasers, life-estate holders, and beneficiaries of certain trusts may have enough legal interest to qualify. County-only credits may have extra rules.

Which counties have supplements through the state form?

The 2026 HTC-1 form lists supplements in Anne Arundel, Baltimore City, Baltimore County, Calvert, Caroline, Carroll, Charles, Frederick, Garrett, Harford, Howard, Kent, Montgomery, and Washington. This is not the full list of all local senior programs.

Is Prince George’s County’s elderly property tax credit active?

No, not as of this guide’s May 6, 2026 review. Prince George’s County says the elderly credit was suspended effective June 30, 2025. Check the county again before counting on it.

Editorial note: This guide is produced using official and other high-trust sources. GrantsForSeniors.org is not affiliated with any government agency and is not a substitute for official agency guidance. Individual eligibility outcomes cannot be guaranteed.

Verification: Last verified May 4, 2026. Next review September 4, 2026.

Corrections: Please note that despite our careful verification process, errors may still occur. Email info@grantsforseniors.org with corrections and we will respond within 72 hours.

Disclaimer: This article is for informational purposes only. It is not legal, financial, tax, disability-rights, immigration, veterans-benefit, or government-agency advice. Program rules, policies, deadlines, and availability can change. Always confirm current details directly with the official program or local office before you act.

About the Authors

Analic Mata-Murray

Managing Editor

Analic Mata-Murray holds a Communications degree with a focus on Journalism and Advertising from Universidad Católica Andrés Bello. With over 11 years of experience as a volunteer translator for The Salvation Army, she has helped Spanish-speaking communities access critical resources and navigate poverty alleviation programs.

As Managing Editor at Grants for Seniors, Analic oversees all content to ensure accuracy and accessibility. Her bilingual expertise allows her to create and review content in both English and Spanish, specializing in community resources, housing assistance, and emergency aid programs.

Yolanda Taylor, BA Psychology

Senior Healthcare Editor

Yolanda Taylor is a Senior Healthcare Editor with over six years of clinical experience as a medical assistant in diverse healthcare settings, including OB/GYN, family medicine, and specialty clinics. She is currently pursuing her Bachelor's degree in Psychology at California State University, Sacramento.

At Grants for Seniors, Yolanda oversees healthcare-related content, ensuring medical accuracy and accessibility. Her clinical background allows her to translate complex medical terminology into clear guidance for seniors navigating Medicare, Medicaid, and dental care options. She is bilingual in Spanish and English and holds Lay Counselor certification and CPR/BLS certification.