Montgomery, IL · Updated Oct 2026

What a Montgomery home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a Montgomery house

$9,974a year · $831 a month

Starts at $99,833 of value before exemptions. Typical use.

Property tax$6,094
6.636% of $99,833, less $8,000 general homestead exemption
Electricity and gas$1,924
583 kWh a month $1,431 · 31 therms $493
Water and sewer$1,669
7,000 gallons a month on Village of Montgomery: water $78, sewer $56, village sewer maintenance charge $6 a month
Trash$286
95-gallon trash cart with 65-gallon recycling cart, $24 a month
Home insuranceNot included
We don't have a typical premium for this city yet. Add yours with Adjust.

A typical Montgomery house costs about $10,000 a year: $6,090 property tax and charges, $1,670 water and sewer, $290 trash, $1,920 electricity and gas; home insurance is not included (no typical premium yet). Estimated from public rates, not anyone's actual bill.

Rates checked Oct 30, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Seniors 65+: senior homestead exemption
A property must be the principal residence of the owner, and the owner must be 65 or older by December 31 of the tax assessment year. For the current tax assessment year, the reduction is $8,000.
How: Apply with the County Assessment Office, through its online exemption portal or by calling 630-208-3818.
Homeowners over 65: 10% off garbage and recycling
Residential property owners (excluding rental properties) over the age of 65 may be eligible for a 10% discount on garbage and recycling collection fees.
How: Email the Utility Billing Department, call 630-896-1357, or download the application.

Money dates

20th of each billing monthBills are due on the 20th day of each billing month; a 10% late fee will be assessed if paid after that date.

Who serves this house

Water: Village of Montgomery; Monthly residential base charge plus a consumption rate per 1,000 gallons.
Property tax: 6.64% of value; 2025 tax year (payable 2026), Kane County
Garbage: LRS; LRS is the exclusive provider of residential waste collection for all residential addresses in the Village of Montgomery.
Sewer: Fox Metro Water Reclamation District; Fox Metro treats this water and bills users separately.
Gas: Nicor Gas; Nicor Gas serves Montgomery in Kane County.

Pay or manage your bills

Your water

Source: Our raw water supply is obtained from a total of nine groundwater wells located within the village limits.
Treatment: Both lime softening and ion-exchange treatment methods use chemical and physical processes to remove impurities,
Violation: The Village received a monitoring/reporting violation related to the timing of a required water quality report

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How these numbers are made

Property tax uses Kane County 2025 rates (payable 2026) for tax code AU013: Kane County, forest preserve, Aurora Township and its road district, Village of Montgomery, West Aurora SD 129, Waubonsee College, Fox Valley Park District, Oswego Library and Montgomery Fire District, about 6.64 per $100 of EAV. It is the rate shared by the most Montgomery tax codes in the booklet; the number of homes per code was not published. Census place-by-county parts put roughly 56-58% of Montgomery residents in Kendall County, but Kendall's 2025 rate file does not publish homes per tax code, and the Kendall part is itself split (Oswego 308 with Oswegoland or Fox Valley park district, Montgomery or Oswego fire district), so no single Kendall code can be shown to cover the most homes. The page is not published until one tax area is supported.
The starting value is one third of the Data USA median market value ($299,500 / 3) because Illinois taxes equalized assessed value; the $8,000 Kane County general homestead exemption comes off it.
Water is the Village rate effective May 1, 2026: $17.40 monthly base plus $8.93 per 1,000 gallons. Sewer treatment is Fox Metro at $8.26 per 1,000 gallons of water used, billed by Fox Metro every other month; the Village adds a $6.00 monthly sewer maintenance charge. The Boulder Hill infrastructure fee applies only to unincorporated areas and is not included.
Garbage is the LRS base price of $23.84 a month for August 1, 2026 to July 31, 2027, billed on the Village utility bill.
Electric adds ComEd delivery, the October 2026 Price to Compare and the Rider Tax municipal addition for Montgomery (0.568 cents per kWh). Gas is Nicor Rate 1 with the 5.15% Montgomery gas utility tax applied to the customer and per-therm charges. Insurance is not included: no official Illinois or Kane County premium survey was found.
Nothing here is legal, tax or insurance advice.

Sources

How Montgomery compares

A typical Montgomery house against the 132 Illinois cities we cover, using the same default numbers as the total above.

Per year	Montgomery	Median	Where it falls
Property tax rate	6.64%	8.23%	lower than 119 of the other 131 Illinois cities we cover
Water	$930	$872	higher than 72 of the other 131 Illinois cities we cover
Sewer and utility-bill fees	$739	$535	higher than 87 of the other 123 Illinois cities we cover
Trash	$286	$283	higher than 65 of the other 127 Illinois cities we cover
Electricity and gas	$1,924	$2,163	lower than 97 of the other 131 Illinois cities we cover
Total	$9,974	$11,701	lower than 98 of the other 131 Illinois cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Montgomery's property tax rate is 6.64%, lower than 119 of the other 131 Illinois cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Montgomery is 6.64%, lower than 119 of the other 131 Illinois cities we cover. What should that money pay for first, and would you change anything about how it is set?"

Common questions about Montgomery house costs

What is the property tax rate in Montgomery?

About 6.64% of the value before exemptions a year (2025 tax year (payable 2026), Kane County), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Montgomery?

About $32,648 a year on $500,000 of the value before exemptions with the general homestead exemption.

How much is the water bill in Montgomery?

About $139 a month for water and sewer at typical use (7,000 gallons a month) on Village of Montgomery.

How much does trash pickup cost in Montgomery?

$24 a month for a house.

Can seniors lower their property tax or bills in Montgomery?

Yes. Seniors 65+: senior homestead exemption: A property must be the principal residence of the owner, and the owner must be 65 or older by December 31 of the tax assessment year. For the current tax assessment year, the reduction is $8,000.

How much does a house in Montgomery cost to run each year?

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