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Updated 2025 Tax Year

Brantley County
Property Tax Guide

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

9 Official Sources
8 min read
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Quick Facts
Tax Rate
20-30 mills (2.0-3.0%), varies by location and special taxing districts
Exemptions
5+ Available
Section 1

How Property Tax Works

Brantley County property taxes are the primary funding source for essential local services including public schools, county government operations, public safety, and infrastructure maintenance. Property taxes in Georgia are administered at the county level, with Brantley County assessing properties annually based on fair market value. The county's tax rate, known as millage, is set each year by the Board of County Commissioners and the Board of Education, typically ranging from 20-30 mills depending on your location within the county.

It's important to note that your actual property tax rate may vary significantly based on your specific location within Brantley County due to special taxing districts, municipal boundaries, and school district zones. Properties within incorporated areas may be subject to additional municipal taxes, while rural properties may have different service district assessments. The Georgia Department of Revenue oversees the assessment process, but local officials determine the final tax rates each fiscal year.

Section 2

What Makes Up Your Tax Bill

Note: 2025 tax rates have not yet been finalized by the Board of County Commissioners. The following reflects typical rate structures:

ComponentEstimated Rate (Mills)Description
County General Fund8-12Basic county services and operations
School District12-18Brantley County School System funding
State Education0.25State-mandated education millage
Fire Protection1-3Rural fire protection services (varies by district)
Total Estimated21-33Varies by location and special districts

Rates apply to Fiscal Year 2025-2026 (when finalized). One mill equals $1 per $1,000 of assessed value. Properties in municipalities may have additional city taxes. Special improvement districts and rural service areas will have varying rates within these ranges.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Brantley 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

Georgia does not typically issue supplemental tax bills like some other states. However, property tax adjustments can occur during the tax year due to successful appeals, discovery of unreported improvements, or changes in exemption status. When the tax assessor discovers new construction, additions, or previously unreported improvements, these changes are generally incorporated into the next regular tax bill rather than issued as a separate supplemental assessment.

If you complete significant improvements to your property (such as additions, pools, or major renovations) after the January 1 assessment date, you are required to report these changes on your property tax return due by April 1. Failure to report improvements may result in additional assessments plus penalties when discovered. For example, if you added a $50,000 addition to your home and the county discovers it later, you could face back taxes plus a 50% penalty on the unreported improvement value.

Example Calculation

Based on estimated 25-mill total rate (varies by location):

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (40%): $120,000
  • Less: Basic Homestead Credit (if applied): -$2,000
  • Net Taxable Value: $118,000
  • Annual Tax (25 mills): $2,950
  • Monthly Payment: $246

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (40%): $240,000
  • Less: Basic Homestead Credit (if applied): -$2,000
  • Net Taxable Value: $238,000
  • Annual Tax (25 mills): $5,950
  • Monthly Payment: $496

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (40%): $400,000
  • Less: Basic Homestead Credit (if applied): -$2,000
  • Net Taxable Value: $398,000
  • Annual Tax (25 mills): $9,950
  • Monthly Payment: $829

All credits require application and approval. Actual rates vary by location within Brantley County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders require property tax escrow accounts for Brantley County properties. Your lender collects approximately 1/12 of your annual property tax bill with each monthly mortgage payment, holding these funds in an escrow account. When your property taxes become due, typically in late fall, your lender pays the bill directly to Brantley County on your behalf.

Lenders are required to conduct annual escrow analyses and may adjust your monthly payment if there's a shortage or surplus in your account. If your property taxes increase due to reassessment or rate changes, expect your monthly mortgage payment to increase accordingly. You should receive an escrow disclosure statement annually showing all deposits and payments. If you pay off your mortgage or refinance, ensure the escrow account is properly transferred or closed, and verify that all property taxes have been paid current to avoid penalties.

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 Brantley County property taxes due for FY 2025-2026? A: Property tax returns must be filed between January 1 and April 1. Property tax bills are typically due in October or November, but check with the Brantley County Tax Commissioner for exact due dates.

Q: What homestead tax credits are available, and do I need to apply? A: Georgia offers several homestead tax credits including basic homestead, senior citizens, and disabled veterans credits. All credits require application through the Brantley County Board of Assessors and are NOT automatic. Applications are typically due by April 1.

Q: How does the Homestead Credit work? A: The homestead credit provides a dollar-amount reduction from your assessed value (typically $2,000) and may also cap annual assessment increases. This limits how much your home's assessed value can increase year-over-year, but it doesn't reduce the market value - you must apply to receive this benefit.

Q: How often are properties reassessed in Brantley County? A: Georgia law requires properties to be assessed annually, though not all properties are physically inspected each year. You'll receive a property tax return to file by April 1 each year where you can report any changes.

Q: How do I appeal my property assessment? A: If you disagree with your assessment, you must first appeal to the Brantley County Board of Assessors, typically by May 1. If unsuccessful, you can appeal to the Board of Equalization, and finally to Superior Court.

Q: What are the penalties for late property tax payments? A: Georgia law allows counties to impose penalties and interest on delinquent property taxes. Contact the Brantley County Tax Commissioner for specific penalty rates and deadlines.

Q: Can I pay my property taxes online? A: Check the Brantley County Tax Commissioner's website for available online payment options. Many Georgia counties now offer online payment systems for property taxes.

Q: Why is my tax rate different from my neighbor's? A: Tax rates vary within Brantley County based on your location, special taxing districts, fire districts, and whether you're within municipal boundaries. Rural areas, incorporated cities, and special service districts all have different rate structures.

Verified Sources

Backed by 9 Official Government Sources

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

01
Tax Doc
Property Tax Millage Rates | Department of Revenuedor.georgia.gov
02
Forest land cover optimization for water management in the ...pmc.ncbi.nlm.nih.gov
03
County
Brantley County Board of Educationaudits.ga.gov
04
Tax Doc
Property Tax Returns and Payment - Department of Revenuedor.georgia.gov
05
Tax Doc
Pay Property Taxesgeorgia.gov
06
Real and Personal Property Forms and Applicationsdor.georgia.gov
07
15 LC 28 7409 H. B. 356 - 1legis.ga.gov
08
Tax Doc
Pay Property Tax Online - Department of Revenue - Georgia.govdor.georgia.gov
09
Urgent Supplemental Appropriations Act, 1986 99th ...congress.gov
All sources verified as of 2025 Tax Year

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