Maryland tax assessment real property search: how to find, read, and use your record

Last updated 2026-07-10

Where do you find the Maryland real property tax assessment search?

The official database is SDAT's Real Property Data Search at sdat.dat.maryland.gov. It's free. No login. It covers all 24 Maryland jurisdictions, the 23 counties plus Baltimore City. ^[1]

To run a search, open the site and pick one of three methods: owner name, parcel number (also called the account number on your tax bill), or street address. Street address is usually fastest. Type the house number in one box, the street name (no suffix like "St" or "Ave") in another, then select the county from a dropdown. The system is not Google, so don't paste your full address into a single field.

Hit "Search" and you get a results list. Click the account number link on the left and you land on the full property record. That one page shows the assessed value SDAT actually sent to your county for tax purposes, the legal owner of record, acreage or lot size, land use code, and a link to the property tax map. Keep that account number handy. You need it if you file an appeal.

If address search fails, try the parcel number from your annual tax bill or your deed. Baltimore City numbers parcels differently than the counties, so if you're searching the City, use the "Block" and "Lot" fields instead of the generic account number boxes.

What does the SDAT real property record actually show?

The record has several sections worth reading carefully. Most homeowners scroll straight to "Total Assessment" and stop. That's a mistake.

At the top sits the legal owner name and mailing address. If that's wrong, it can delay your appeal notices, so flag it with SDAT right away.

Below that is the property description block: land area (in square feet or acres), use code (residential, commercial, agricultural, and so on), zoning, and year built. ^[1] Errors in any of those fields inflate your assessment. A garage recorded as finished living space, a lot size 15% larger than your deed, a year-built that's a decade off. These are the mistakes assessors make and rarely catch on their own.

The assessment block breaks out three numbers: land value, improvements value, and total value. Maryland taxes the total. ^[2] The state also shows the "phased-in" assessment if your new value is higher than your old one, because under Maryland Tax-Property Article section 8-104, assessment increases phase in over three years in equal increments. ^[3] So even if SDAT bumped your total assessment by $60,000, you absorb $20,000 of that in year one, $20,000 in year two, and the final $20,000 in year three. The phase-in number is what your county actually taxes.

The record also shows the prior assessment and the current one side by side. That tells you the percentage change instantly, and whether you're facing a real tax hit.

How does Maryland's three-year reassessment cycle work?

Maryland splits every property in the state into three groups, called cycles. Each year, roughly one-third of all properties get reassessed. Which group your property falls into depends on the county and the specific tax district, and SDAT publishes cycle information so you can look it up. ^[11]

Cycle 1 properties get reassessed based on values as of January 1 of that cycle year. Cycle 2 properties get their notice the following year, and Cycle 3 the year after that. Buy a house in 2023 in a Cycle 2 district and you may not see a fresh assessment until 2025.

Notices go out in late December or very early January. That reassessment notice starts your appeal clock. From the date printed on the notice, you have exactly 45 days to file a Petition for Review with the local SDAT office. ^[4] Miss it and you wait three years for the next reassessment, unless you request review through the county's narrower appeal path.

Here's what people miss: even if your assessment didn't change, you can still appeal. You're appealing the accuracy of the value, not the size of the increase. If SDAT had your property assessed well below market for years and barely moved it this cycle, the number can still be wrong in ways that hurt you. One example: an exemption you qualified for that never got applied.

What's the difference between assessed value and taxable value in Maryland?

They're not the same number. Your tax bill reflects the taxable (phased-in) value, not the full assessed value SDAT determined. ^[3]

Here's the sequence. SDAT sets a full cash value (roughly fair market value) for your property as of January 1 of the reassessment year. If that value beats the prior assessed value, the increase splits into three equal annual increments and phases in. If it drops, the new lower value applies immediately.

Your county then applies its tax rate to the taxable value after subtracting any exemptions. The most common is the Homestead Tax Credit. ^[5] The Homestead Tax Credit caps how much your taxable assessment can grow in a single year, at a percentage each county sets (anywhere from 0% to 10% statewide). For most owner-occupied homes in Maryland, the effective taxable growth runs lower than what the SDAT record shows, because the Homestead cap and the phase-in stack on top of each other.

When you read your SDAT record, the "Homestead Application" field tells you whether the credit is on file. If it says "not applied" and you've owned and lived in the home for at least the last tax year, you're leaving money on the table. Filing takes about five minutes on the SDAT site, and the savings compound every year you stay.

For a broader look at how assessed value becomes a tax bill, property assessment value breaks down the mechanics across different states.

How do you read the property tax map linked from the SDAT record?

Every SDAT property record links to Maryland Property View. Click it and you get an aerial parcel overlay showing your lot boundaries, neighboring parcels, and the parcel ID confirmed against the recorded plat. ^[6]

This matters for appeals because lot size is one of the most commonly misrecorded fields. If the map shows your parcel at 0.25 acres but SDAT's data says 0.35 acres, that gap can account for thousands of dollars in assessed value. Screenshot the map, pull your deed from the county land records, and compare. If they don't match, you have a factual error argument, usually the easiest kind of appeal to win.

The map also lets you check neighbors. Click a neighbor's parcel and you see their assessed value, recorded square footage, and year built. If your house is assessed at $380,000 and a nearly identical one next door sits at $310,000, that's the start of a comparable-sales argument, though a full appeal needs recent sale data, more than assessed values.

For more on pulling and using comparable sales, see property tax records.

How do you appeal a Maryland property tax assessment after finding an error?

The appeal system has three levels, and you almost always start at Level 1. ^[4]

Level 1 is an informal conference with the local SDAT office. You file a Petition for Review (the form is on SDAT's website) within 45 days of your reassessment notice. The conference is usually a phone call or an in-person meeting with an SDAT assessor. You present evidence: recent comparable sales, an independent appraisal, photos of condition problems, or documentation of factual errors in the record. The assessor can reduce, confirm, or in rare cases raise your assessment.

If Level 1 goes badly, you escalate to the Property Tax Assessment Appeals Board (PTAAB) in your county. File within 30 days of the Level 1 decision. ^[4] PTAAB hearings run more formal, but you still don't need a lawyer. These boards hear thousands of appeals a year, and self-represented homeowners win reductions regularly.

Level 3 is the Maryland Tax Court, a formal administrative court. By this point most homeowners have either won at Level 1 or 2 or decided the math doesn't justify continuing. The Tax Court demands stricter evidentiary standards and makes sense only if the dollar difference is large.

The best evidence at any level is recent arm's-length sales of comparable properties that closed within 12 months of the January 1 valuation date, adjusted for size, condition, and location. Maryland law fixes January 1 as the valuation date, so a sale from November of the valuation year beats one from two years earlier. ^[2]

Want to build that case yourself instead of handing a contingency firm 30% to 50% of your savings? The TaxFightBack DIY appeal kit walks you through the exact comparable selection and adjustment process with Maryland-specific templates.

What exemptions can reduce your Maryland property tax beyond the assessment?

Several exemptions cut your actual bill even if your assessed value holds steady. ^[5]

Homestead Tax Credit. This is the big one for owner-occupants. It limits how much your taxable assessment can rise each year. File once and it stays on your account permanently. Never filed? Go to sdat.dat.maryland.gov and look for the Homestead Application link. The credit starts the year after you file, not retroactively, so file now if you haven't. ^[10]

Homeowners' Property Tax Credit. This is a state income-based credit, administered separately. Households with net worth under $200,000 (excluding the home) and income under a sliding-scale threshold get a credit that caps property taxes at a fixed percentage of income. ^[5] Applications are due September 1 each year.

Senior Tax Credit. Many counties add a supplemental senior credit on top of the state credit. Montgomery County, Prince George's, and Baltimore County all run their own versions with different income and age thresholds. Check your county's finance or assessment office site.

Disability and veterans exemptions. Maryland offers partial or full exemptions for disabled veterans, surviving spouses of veterans, and veterans with a 100% service-connected disability rating. The 100% disabled veteran exemption wipes out the tax on the primary residence entirely. ^[5]

Agricultural preferential assessment. Actively farmed land can be assessed on its use value rather than market value, which is often far lower. This runs under Maryland Tax-Property Article section 8-209. ^[2]

For comparison, montgomery county property tax covers how these credits layer with the county rate in Maryland's largest county.

What are the Maryland property tax appeal deadlines you cannot miss?

Miss a deadline in Maryland's assessment system and you're stuck until the next reassessment cycle. Here are the hard dates. ^[4]

Event	Deadline	Notes
Petition for Review (Level 1)	45 days from notice date	Notice usually mailed late December or early January
PTAAB appeal (Level 2)	30 days from Level 1 decision	Must be in writing, filed with county PTAAB
Maryland Tax Court (Level 3)	30 days from PTAAB decision	Formal court; stricter rules apply
Homestead Tax Credit application	No hard annual cutoff, but file ASAP	Applies prospectively, not retroactively
Homeowners' Property Tax Credit	September 1 each year	For income-eligible homeowners

The 45-day Petition for Review clock starts from the date printed on the notice, not the date you opened the envelope. SDAT typically mails notices in the last two weeks of December. Travel over the holidays or skip your mail in early January and you can burn days without knowing it.

Miss the 45-day window and one narrow path stays open: a "supervisory review" request to the SDAT supervisor in your county. It's discretionary and not guaranteed, but assessors do sometimes grant it for clear factual errors. Worth asking. Your official appeal rights, though, are gone until the next cycle.

How do Maryland property assessments compare to other states?

Maryland assesses residential property at 100% of estimated full cash value, so the target is fair market value rather than some fractional percentage. ^[2] Some states assess at 60% or 80% of market value. Maryland goes to 100% but then applies the phase-in and the Homestead cap to soften the blow.

Effective rates vary a lot within Maryland because each county sets its own rate on top of the state rate. The state rate is $0.112 per $100 of assessed value (as of recent fiscal years, though the General Assembly can adjust it). ^[2] County rates range from under $0.60 per $100 in some smaller counties to over $1.00 per $100 in higher-spending jurisdictions like Baltimore City and Prince George's County.

According to the Tax Foundation's analysis of state and local property tax collections, Maryland's effective residential property tax rate has historically landed near 1.0% to 1.1% of home value, close to the national median. ^[7] The catch: the phase-in mechanism means a homeowner in a fast-appreciating market can face years of tax increases even after values plateau.

For how other states structure assessment and appeals, property tax explains the nationwide framework, and philadelphia property tax makes a useful contrast as a high-rate urban jurisdiction next door to Maryland.

How do you find comparable sales to challenge your Maryland assessment?

The Maryland State Archives and most county land records offices provide public deed transfer records, and several counties run online searchable databases. SDAT's own Real Property Data Search shows recent sale prices for individual parcels when you pull up the record. Look for the "Sale Date" and "Sale Price" fields near the bottom of the page. ^[1]

For comparable sales research, you want properties that sold within 12 months before January 1 of your reassessment year, sit within roughly a half-mile to one mile of your home, share your property type (single-family, townhouse, condo), and match up on gross living area, lot size, bedroom and bathroom count, and age.

The Maryland Judiciary's land records search at mdlandrec.net lets you pull actual deed transfers with sale prices for free. ^[8] This is public record in Maryland. Pull five to ten comparables, then adjust for differences. If your comp sold for $350,000 but is 200 square feet larger, subtract the value of that extra space before comparing it to your assessed value. Assessors use a cost-per-square-foot grid, and your county's assessment manual (available through a public information request to SDAT) spells out the adjustments they use.

If every comp lands below your assessed value after adjustment, that's a strong appeal. If they're mixed, you still have a case, but be selective and honest about which comps you present, because the PTAAB sees the same data.

This connects directly to evidence-and-comps work, and the standalone guide on values assessment covers the adjustment math in detail.

Can you search property tax assessments for other owners, and is that legal?

Yes. Fully legal, completely public. Maryland property assessment records are public records under the Maryland Public Information Act. ^[9] Anyone can search any property in the SDAT database, owner or not. No restriction on looking up a neighbor's assessed value, a commercial property across town, or a parcel you're thinking about buying.

The openness is by design. Public assessment records are how citizens hold the system accountable. If your neighbor's similar house is assessed 20% below yours, that's evidence of non-uniform treatment, which Maryland law says SDAT must correct.

Real estate agents lean on SDAT records for pricing analysis. Buyers check them before making offers. Attorneys pull them in estate and divorce proceedings. Investors scout undervalued parcels with them. You can use it for any of those reasons.

One thing the database does not show in real time: the most recent sale price when a deed was just recorded. There's a lag of a few weeks to a couple of months between a deed recording at the county circuit court and that data landing in the SDAT system. For the freshest sales data, go straight to the county land records.

For broader context on what a property tax lookup covers across different states, that guide is a good companion read.

What are common errors in Maryland SDAT records, and how do you fix them?

The factual errors that turn up in SDAT records fall into a handful of buckets.

Living area overcounts. SDAT uses permit data and field inspections to estimate finished square footage, and it sometimes counts unfinished basement space as finished, or folds a garage into the living area. If your home has 1,800 square feet of actual finished space and SDAT shows 2,100, that gap can mean $15,000 to $30,000 of excess assessed value depending on your market.

Year-built errors. A house built in 1958 but assessed with a 1985 construction year gets taxed as a newer, less-depreciated structure. The effective age and condition adjustments all flow from that year-built field.

Lot size discrepancies. Check your deed's metes-and-bounds description against the SDAT lot size field. Old surveys frequently differ from what's in the database.

Missing exemptions. If the Homestead Tax Credit doesn't appear on your record and you're the owner-occupant, that's a pure administrative fix, not an appeal.

To correct a factual error, write to your county SDAT office with supporting documentation: your deed for lot size, floor plans or a licensed appraiser's sketch for square footage, building permits for year built. SDAT can issue a corrected assessment outside the normal reassessment cycle when the error is factual and documented. This is separate from an appeal, and it can happen faster.

Frequently asked questions

How do I search for my Maryland property tax assessment online?

Go to sdat.dat.maryland.gov and use the Real Property Data Search. Select your county, then search by owner name, street address, or account number. The result shows your current assessed value, the phased-in taxable value, land and improvement breakdowns, and whether your Homestead Tax Credit is on file. The database is free, public, and covers all 24 Maryland jurisdictions.

What is the deadline to appeal my Maryland property assessment?

You have 45 days from the date printed on your reassessment notice to file a Petition for Review with your local SDAT office. Notices typically mail in late December. If Level 1 goes against you, you have 30 days from that decision to escalate to the county Property Tax Assessment Appeals Board (PTAAB), and another 30 days from the PTAAB decision to go to Maryland Tax Court.

How often are Maryland properties reassessed?

Maryland reassesses all properties on a three-year rotating cycle. The state is divided into three groups, and roughly one-third of properties get a new assessment notice each year. Your cycle depends on your county and tax district. SDAT's website shows which cycle your property falls into. Even if your assessment barely moved, you can still appeal the accuracy of the value within the 45-day window.

What does 'phased-in assessment' mean on the Maryland SDAT record?

Under Maryland Tax-Property Article section 8-104, when your assessed value increases, that increase spreads over three years in equal increments rather than hitting all at once. If your value rose by $60,000, your taxable base goes up $20,000 per year for three years. A decrease, by contrast, takes effect immediately. The phased-in value, not the full assessed value, is what your county actually taxes each year.

Is the Maryland SDAT real property search free?

Yes. SDAT's Real Property Data Search at sdat.dat.maryland.gov is entirely free and requires no account or registration. You can search any property in Maryland, including properties you don't own. The data is public record under the Maryland Public Information Act. There is no limit on how many searches you can run.

What is the Maryland Homestead Tax Credit and how do I apply?

The Homestead Tax Credit caps the annual growth in your taxable assessment, keeping a large reassessment increase from hitting your tax bill all at once. You must be the owner-occupant. You apply once through SDAT's website, and the credit stays on your account permanently. The cap percentage varies by county (0% to 10% maximum under state law). File as soon as possible, because the credit applies prospectively, not retroactively.

Can I look up my neighbor's property assessment in Maryland?

Yes. Maryland property assessment records are fully public under the Maryland Public Information Act. You can search any property's assessed value, sale history, recorded square footage, and tax status through the SDAT Real Property Data Search. Comparing your neighbor's assessed value to yours is a standard first step in building an appeal argument based on non-uniform treatment.

What information does the Maryland SDAT property record contain?

The record shows the legal owner name and mailing address, land use code and zoning, lot size, year built, gross living area, land value, improvement value, total assessed value, phased-in taxable value, prior assessment, sale date and price, and whether the Homestead Tax Credit is applied. A link to Maryland Property View shows your lot boundaries against aerial imagery.

What is Maryland's property tax rate?

Maryland has a state property tax rate of $0.112 per $100 of assessed value (subject to annual legislative adjustment). Counties and Baltimore City add their own rates on top. County rates generally run from roughly $0.60 to over $1.00 per $100. Baltimore City's combined rate ranks among the highest in the state. Your actual tax bill is the phased-in assessed value minus any exemptions, multiplied by the combined rate.

How do I fix a factual error in my Maryland SDAT property record?

Write to your county SDAT office with documentation: your deed for lot size, a floor plan or appraiser's sketch for square footage, or building permits for year built. SDAT can issue a corrected assessment outside the normal reassessment cycle for documented factual errors. This is separate from the formal appeal process and often resolves faster. Start with the SDAT office contact page at sdat.dat.maryland.gov.

What comparable sales should I use to appeal my Maryland property tax assessment?

Use arm's-length sales of similar properties within roughly a half-mile to one mile, sold within 12 months before January 1 of your reassessment year. Match property type, size, age, and condition as closely as you can. Pull sale prices from SDAT's records or Maryland land records at mdlandrec.net. Adjust for differences in size, amenities, and lot size before comparing to your assessed value.

Does Maryland offer property tax exemptions for seniors or veterans?

Yes. Maryland offers a state Homeowners' Property Tax Credit for income-eligible households (apply by September 1 each year). Many counties add senior-specific credits. Veterans with a 100% service-connected disability rating can qualify for a full exemption on their primary residence. Surviving spouses of qualifying veterans may also be eligible. Check SDAT and your county finance office for current income and age thresholds.

What happens if I miss the 45-day Maryland assessment appeal deadline?

Your formal appeal rights are gone until the next reassessment, which could be three years away. One narrow option is a discretionary 'supervisory review' request to the SDAT supervisor in your county, which may be granted for clear factual errors but is not guaranteed. Exemption errors like a missing Homestead Credit can be corrected administratively at any time without needing the appeal window.

How is Maryland's assessment system different from neighboring states?

Maryland assesses at 100% of estimated fair market value, while some neighboring states use fractional ratios. Maryland's three-year phase-in of increases and the Homestead cap soften rapid appreciation. Effective tax rates average near 1.0% to 1.1% of home value statewide, close to the national median according to Tax Foundation data, but rates vary a lot by county because of local rate-setting authority.

Sources

1. Maryland State Department of Assessments and Taxation, Real Property Data Search: SDAT's free Real Property Data Search covers all 24 Maryland jurisdictions and shows assessed value, ownership, lot size, use code, and sale history for any parcel.
2. Maryland General Assembly, Tax-Property Article (Annotated Code of Maryland): Maryland assesses real property at 100% of full cash value; the state property tax rate and preferential agricultural assessment are set under the Tax-Property Article.
3. Maryland State Department of Assessments and Taxation, Reassessment Phase-In Explanation: Under Maryland Tax-Property Article section 8-104, assessment increases are phased in over three years in equal annual increments; decreases take effect immediately.
4. Maryland State Department of Assessments and Taxation, Property Tax Assessment Appeals: Homeowners have 45 days from the reassessment notice date to file a Petition for Review (Level 1); 30 days from the Level 1 decision to appeal to PTAAB (Level 2); and 30 days from PTAAB to appeal to Maryland Tax Court (Level 3).
5. Maryland State Department of Assessments and Taxation, Exemptions and Credits: SDAT administers the Homestead Tax Credit, Homeowners' Property Tax Credit (application deadline September 1), and exemptions for 100% disabled veterans and surviving spouses.
6. Maryland iMap, Maryland Property View: Maryland Property View provides aerial and parcel boundary mapping linked from SDAT property records, allowing lot boundary verification against recorded plats.
7. Tax Foundation, State and Local Property Tax Collections per Capita: Maryland's effective residential property tax rate has historically been approximately 1.0% to 1.1% of home value, near the national median.
8. Maryland Judiciary, Land Records Search (mdlandrec.net): Maryland land records, including deed transfers with sale prices, are publicly searchable online through the Maryland Judiciary's land records portal.
9. Maryland General Assembly, Maryland Public Information Act (General Provisions Article, Title 4): Maryland property assessment records are public records accessible to any person under the Maryland Public Information Act.
10. Maryland State Department of Assessments and Taxation, Homestead Tax Credit Application: Owner-occupants file the Homestead Tax Credit application once through SDAT; the credit applies prospectively from the year after filing and remains on the account permanently.
11. Maryland State Department of Assessments and Taxation, Real Property Assessment Cycle Information: Maryland divides all properties into three reassessment cycles; roughly one-third of properties receive a new assessment notice each year, with notices typically mailed in late December.