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Updated 2025 Tax Year

Berrien County
Property Tax Guide

Everything you need to know about property taxes in Berrien 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 - 1% base assessment rate plus local levies and special districts
Exemptions
5+ Available
Section 1

How Property Tax Works

Berrien County, Georgia operates under the state's property tax system to fund essential local services including schools, public safety, infrastructure, and county operations. Property taxes are levied annually based on assessed values as of January 1st each year, with the county expecting a 6.6% increase in property tax revenue for 2025, raising an additional $4.097 million compared to the previous year.

The effective property tax rate in Berrien County varies by location within the county due to different special taxing districts, school district levies, and municipal boundaries. Georgia's base assessment rate is approximately 1% of fair market value, but the actual tax burden depends on your specific property location and applicable tax credits. Property owners should note that most tax credits require annual application and are not automatically applied to your tax bill.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General FundVariableBasic county operations and services
School DistrictVariableLocal school funding and operations
State School TaxVariableState-mandated education funding
Special DistrictsVariableFire districts, water/sewer, other local services
Total Effective Rate~1.0%+Combined rate varies by district location

Note: Exact rates for FY 2025-2026 are set annually by local authorities. The 6.6% increase applies to total revenue, not necessarily individual tax rates. Your actual rate depends on which special taxing districts serve your property location within Berrien County.

Section 3

When Are Property Taxes Due?

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

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 Berrien County are triggered by changes in property ownership, new construction, or significant improvements that increase a property's assessed value during the tax year. When these events occur after the January 1st assessment date, a supplemental tax bill is issued to capture the difference between the old and new assessed values.

For example, if you purchase a home in June that was previously assessed at $200,000 but sells for $350,000, the county assessor may issue a supplemental assessment reflecting the higher market value. The supplemental tax would be calculated on the increased assessed value, prorated for the remaining months of the fiscal year from the date of ownership change.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (40%): $120,000
  • Less: Homestead Credit: -$2,000
  • Net Taxable Value: $118,000
  • Annual Tax (est. 1.2%): $1,416
  • Monthly Escrow: $118

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (40%): $240,000
  • Less: Homestead Credit: -$2,000
  • Net Taxable Value: $238,000
  • Annual Tax (est. 1.2%): $2,856
  • Monthly Escrow: $238

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (40%): $400,000
  • Less: Homestead Credit: -$2,000
  • Net Taxable Value: $398,000
  • Annual Tax (est. 1.2%): $4,776
  • Monthly Escrow: $398

Note: Credits shown require application and approval. Actual rates vary by special district location.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Berrien County require property tax escrow accounts to ensure timely tax payments. Your lender collects monthly escrow payments along with your mortgage payment, then pays your property taxes directly to the Berrien County Tax Commissioner when due. The Tax Commissioner bills and collects property taxes for all local jurisdictions, withholding a 2.5% collection fee.

Lenders typically analyze your escrow account annually and may adjust monthly payments based on actual tax bills and account balances. Property owners should verify that their lender has received and paid the correct amount, as you remain ultimately responsible for tax payments even when using escrow. The county provides payment verification and account status information through the Tax Commissioner's office.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Berrien County? A: Property taxes are typically due by December 20 each year. For the 2026 tax year, the deadline is February 6, 2026. No extensions are available.

Q: What homestead tax credits are available? A: Georgia provides various homestead credits that cap annual assessment increases and reduce taxable value. These require application through the county assessor's office and are not automatic.

Q: How does the homestead credit work? A: The homestead credit limits how much your assessed value can increase each year (typically 10%), rather than reducing your home's market value. You must file an application to receive this benefit.

Q: When do I need to apply for tax credits? A: Most tax credit applications must be filed by April 1st for the current tax year. Contact the Berrien County Assessor's office for specific deadlines and required documentation.

Q: How often are properties reassessed? A: Georgia requires periodic reassessment of all properties, but specific schedules vary by county. Assessment notices are mailed annually showing your property's current assessed value.

Q: What are the penalties for late payment? A: Late payments incur interest and penalties as specified by Georgia law. Contact the Berrien County Tax Commissioner's office for current penalty rates and payment options.

Q: Can I pay property taxes online? A: Check with the Berrien County Tax Commissioner's office for available online payment options and accepted payment methods.

Q: How do special district taxes work? A: Special districts (fire, water, school bonds) add additional taxes based on your property location. Your total tax rate includes all applicable district taxes for your specific address.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Berrien County Board of Assessors within specified timeframes after receiving your assessment notice. Contact the assessor's office for appeal procedures and deadlines.

Q: What happens if I disagree with my tax bill? A: First verify the assessment accuracy, then contact the appropriate office - the Assessor for valuation issues or Tax Commissioner for billing questions. Formal appeal processes have strict deadlines.

Verified Sources

Backed by 10 Official Government Sources

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

01
2025 Annual Budget Overview (PDF)berriencountymi.gov
02
FY2025 ADJUSTED HOME INCOME LIMITShuduser.gov
03
Tax Doc
Property Tax Millage Rates | Department of Revenuedor.georgia.gov
04
County
Berrien County Board of Education - Open Georgiaopen.ga.gov
05
Tax Doc
DOR Offers Tax Relief For Georgians Impacted By Hurricane ...dor.georgia.gov
06
Tax Doc
DOR Extends Tax Relief to Victims of Hurricane Helenedor.georgia.gov
07
County
County Property Tax Facts Berrien | Department of Revenuedor.georgia.gov
08
Appendix Asgrc.us
09
GAC - Subject 560-11-2 SUBSTANTIVE REGULATIONSrules.sos.ga.gov
10
15 LC 28 7409 H. B. 356 - 1legis.ga.gov
All sources verified as of 2025 Tax Year

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