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Updated 2025 Tax Year

Ben Hill County
Property Tax Guide

Everything you need to know about property taxes in Ben Hill County, GA. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
Varies by district - approximately 1% base rate plus local millage rates for school, fire, and municipal districts
1st Due
Dec 20
Exemptions
5+ Available
Section 1

How Property Tax Works

Ben Hill County, Georgia operates on an annual property tax system that funds essential county services including schools, public safety, infrastructure, and local government operations. The county follows Georgia's standard property assessment methodology, with properties assessed at fair market value and taxed accordingly. Property owners can expect effective tax rates that vary based on their specific location within the county and applicable special taxing districts.

The actual tax rate you pay depends on your property's location within Ben Hill County, as different areas may fall under various special taxing districts such as school districts, fire districts, or municipal service areas. The Georgia state base rate guideline is approximately 1% of assessed value, but local rates are determined by county commissioners and can vary significantly. Ben Hill County's property tax system requires active participation from property owners to claim available tax credits and exemptions, as most benefits are not automatically applied and require annual applications with specific deadlines.

Section 2

What Makes Up Your Tax Bill

The Ben Hill County property tax rate for the 2025-2026 fiscal year is scheduled to be determined at a county commission meeting on August 14, 2025, at 6:00 PM in the Ben Hill County Commission Meeting Room at 321 Dewey McGlamry Road. Until this meeting occurs, the exact tax rates cannot be specified.

ComponentRateDescription
County GeneralTBDBasic county services and operations
School DistrictTBDLocal school system funding
StateTBDGeorgia state property tax portion
Total Base RateTBDCombined rate before special districts

Note: Final rates will be announced after the August 14, 2025 meeting. Additional special district assessments may apply depending on your property's location within the county. Contact the Ben Hill County Tax Assessor's office for current rates once established.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Ben Hill County, property taxes are due in two installments:

First Installment
Dec 20
Delinquent after Dec 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Ben Hill County are additional property tax assessments that occur when there are changes to property ownership or improvements made during the tax year. These supplemental bills are issued when new construction is completed, property changes hands, or when assessments are corrected or updated mid-year. The Ben Hill County Tax Commissioner is responsible for billing and collecting these supplemental taxes.

Supplemental taxes are calculated based on the difference between the old and new assessed values, multiplied by the current tax rate, and prorated for the remaining months in the tax year. For example, if you complete a $100,000 home addition in October and the county tax rate is 1.2%, you would owe supplemental taxes on the increased assessed value for the remaining three months of that tax year. The Tax Commissioner retains 2.5% of all taxes collected as a collection fee, which applies to supplemental taxes as well.

Example Calculation

Note: These examples use estimated rates since the 2025-2026 rates have not yet been set. Actual calculations will vary based on rates established at the August 14, 2025 meeting.

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Homestead Credit (if applicable): Variable
  • Net Taxable Value: ~$300,000
  • Estimated Tax Rate: 1.2%
  • Annual Tax: ~$3,600
  • Monthly Escrow: ~$300

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Applicable Credits: Variable
  • Net Taxable Value: ~$600,000
  • Estimated Tax Rate: 1.2%
  • Annual Tax: ~$7,200
  • Monthly Escrow: ~$600

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Applicable Credits: Variable
  • Net Taxable Value: ~$1,000,000
  • Estimated Tax Rate: 1.2%
  • Annual Tax: ~$12,000
  • Monthly Escrow: ~$1,000

All tax credits require separate applications and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Ben Hill County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender collects monthly property tax payments as part of your mortgage payment and holds these funds in an escrow account. The lender then pays your property taxes directly to the Ben Hill County Tax Commissioner when taxes become due.

Lenders typically conduct annual escrow analyses to ensure adequate funds are collected. If property taxes increase due to rate changes or assessment increases, your monthly escrow payment may be adjusted accordingly. Property owners should verify that their lender has received and paid their tax bills on time, as the property owner remains ultimately responsible for tax payments even when using escrow. You can verify payments through the Ben Hill County Tax Commissioner's office or online payment portal when available.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Ben Hill County? A: For the 2026 tax year, property tax returns and homestead exemption applications are due by April 1st, 2026. No extensions are available for overdue payments.

Q: What homestead tax credits are available? A: Ben Hill County has opted out of the statewide adjusted base year ad valorem homestead exemption. However, traditional homestead exemptions may be available. Contact the county tax assessor's office to determine what homestead benefits apply and require annual application by April 1st.

Q: Do tax credits apply automatically? A: No. Most tax credits and exemptions require separate applications and must be filed annually by the April 1st deadline. Benefits are not automatically applied to your tax bill.

Q: How does the homestead exemption work? A: Homestead exemptions typically limit annual increases in your home's assessed value rather than reducing the market value. The exact benefits depend on which homestead programs Ben Hill County participates in.

Q: When are properties reassessed? A: Georgia requires property to be assessed annually. Contact the Ben Hill County Tax Assessor's office for specific assessment schedules and appeal procedures.

Q: What are the penalties for late payment? A: Late payment penalties apply to overdue property taxes, but specific penalty amounts should be confirmed with the Ben Hill County Tax Commissioner's office.

Q: Can I pay property taxes online? A: Contact the Ben Hill County Tax Commissioner's office to inquire about online payment options and accepted payment methods.

Q: How do special district taxes work? A: Depending on your property's location within Ben Hill County, you may owe additional taxes for school districts, fire districts, or other special service areas. These appear as separate line items on your tax bill.

Q: Who do I contact for tax questions? A: Contact the Ben Hill County Tax Assessor's office for assessment and exemption questions, or the Ben Hill County Tax Commissioner's office for billing and payment questions.

Q: What if I disagree with my property assessment? A: Property owners have the right to appeal their assessments. Contact the Ben Hill County Tax Assessor's office for appeal procedures and deadlines.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Tax Doc
Current 2025 Property Tax Digest and 5 Year History of Levybenhillcounty-ga.gov
02
FY2025 ADJUSTED HOME INCOME LIMITShuduser.gov
03
minutes of the public hearingbenhillcounty-ga.gov
04
PUBLIC NOTICEbenhillcounty-ga.gov
05
State
STATE OF GEORGIA 2026-20272024-2025 QUALIFIED ...dca.georgia.gov
06
Assessors Officebenhillcounty-ga.gov
07
Intent to Opt Out of Homestead Exemption 1/30/25benhillcounty-ga.gov
08
Tax Doc
Pay Property Tax Online - Department of Revenue - Georgia.govdor.georgia.gov
09
County
BEN HILL COUNTY BOARD OF EDUCATION - Open Georgiaopen.ga.gov
10
Georgia House of Representatives - SESSION REPORTlegis.ga.gov
All sources verified as of 2025 Tax Year

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