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Updated 2025 Tax Year

Chatham County
Property Tax Guide

Everything you need to know about property taxes in Chatham 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 due to special taxing areas, 7.18% increase proposed for 2025
Exemptions
5+ Available
Section 1

How Property Tax Works

Chatham County, Georgia operates on a property tax system that funds essential local services including public education, county government operations, emergency services, and infrastructure maintenance. Property taxes are assessed based on fair market value and collected through a millage rate system, where each "mill" represents $1 of tax per $1,000 of assessed value.

The Chatham County Board of Commissioners has tentatively adopted millage rates that will result in property tax increases, with rates varying by location within the county due to special taxing districts. For 2025, the county is implementing a tentative 7.18 percent increase in the overall tax rate, subject to final approval. Property owners should note that actual tax rates vary significantly depending on which special taxing districts their property falls within, including school districts, municipal boundaries, and special assessment areas for services like street lighting.

Property tax bills in Chatham County are administered by the Tax Commissioner's Office and are split into two installments annually. The revenue generated supports critical county services and is a primary funding mechanism for local government operations throughout the county.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County OperationsVariesGeneral county government services and administration
School DistrictVariesLocal public school funding and operations
Special DistrictsVariesStreet lighting, fire districts, municipal services
Total Effective Rate~10-15 mills*Combined rate varies by location and special districts

*Rates shown are estimates for FY 2025-2026 and are subject to final approval by the Board of Commissioners. The tentative adoption shows an overall increase of 7.18 percent from the previous year, though some sources indicate a 3.36 percent increase for certain components. Actual millage rates vary significantly based on your property's location within specific special taxing districts, municipal boundaries, and school districts. Property owners should verify their exact rate by consulting their current tax bill or contacting the Chatham County Tax Commissioner's Office.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Chatham 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 Chatham County are additional property tax assessments that occur when there are changes to a property's ownership, value, or use during the tax year. These typically arise from new construction, major improvements, or reassessments that occur after the regular assessment period. The Chatham County Board of Assessors determines when supplemental assessments are necessary.

Supplemental taxes are calculated based on the difference between the new assessed value and the previous assessed value, prorated for the portion of the tax year remaining after the change occurred. For example, if a property undergoes a major renovation that increases its assessed value by $50,000, and the improvement is completed halfway through the tax year, the supplemental tax would apply to that $50,000 increase for the remaining six months of the tax year at the applicable millage rate.

Special assessments, such as street lighting services, are also billed annually on property tax bills by the Chatham County Tax Commissioner's Office. These supplemental charges appear as separate line items and are based on current service rates for the specific district where the property is located.

Example Calculation

Example 1: $300,000 Property

  • Assessed Value: $300,000
  • Less: Homestead Exemption: $2,000 (if applicable, requires application)
  • Net Taxable Value: $298,000
  • Annual Tax (at 12 mills): $3,576
  • Monthly Escrow: ~$298

Example 2: $600,000 Property

  • Assessed Value: $600,000
  • Less: Homestead Exemption: $2,000 (if applicable, requires application)
  • Net Taxable Value: $598,000
  • Annual Tax (at 12 mills): $7,176
  • Monthly Escrow: ~$598

Example 3: $1,000,000 Property

  • Assessed Value: $1,000,000
  • Less: Homestead Exemption: $2,000 (if applicable, requires application)
  • Net Taxable Value: $998,000
  • Annual Tax (at 12 mills): $11,976
  • Monthly Escrow: ~$998

Note: Examples use estimated millage rates for illustration. Actual rates vary by special taxing districts. All exemptions and credits require formal application and are not automatically applied. Homestead exemptions may also include assessment increase limitations that cap annual value growth.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Chatham County require property tax escrow accounts for borrowers with less than 20% equity. The lender collects monthly payments equal to 1/12 of the annual property tax bill and holds these funds in an escrow account. Lenders typically pay property taxes directly to the Chatham County Tax Commissioner on behalf of the homeowner when bills are due.

Property tax bills are issued twice annually, with the first installment due June 1st and the second installment due November 15th. Escrow accounts are analyzed annually, and lenders may adjust monthly payments based on actual tax bills and account balances. If your escrow account has a shortage, the lender may increase monthly payments or require a lump sum payment to bring the account current.

Property owners with escrow accounts should verify that their lender pays taxes on time, as late payment penalties and interest still apply even when taxes are escrowed. You can verify payment status through the Chatham County Tax Commissioner's online portal or by contacting their office directly. If you pay taxes directly without escrow, ensure payments are made by the June 1st and November 15th deadlines to avoid penalties.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
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Section 6

Frequently Asked Questions

Q: When are Chatham County property taxes due for FY 2025-2026? A: Property taxes are split into two installments: the first installment is due June 1, 2026, and the second installment is due November 15, 2026. Late payments incur penalties and interest charges.

Q: What homestead tax credits are available and how do I apply? A: The homestead exemption is available to eligible homeowners and requires formal application with the Chatham County Board of Assessors. This credit limits annual assessment increases and may provide additional value reductions. Applications must be filed by specific deadlines, and filing outside designated times waives the exemption for that tax year. Time for filing cannot be extended.

Q: How does the homestead exemption work? A: The homestead exemption caps assessment increases and may reduce taxable value. It equals the difference between current year fair market value and an adjusted base year value, effectively limiting how much your assessment can increase annually. This is NOT automatic and requires application with required documentation.

Q: Can I pay my property taxes online? A: Yes, Chatham County provides online payment options through the Tax Commissioner's office. The Georgia Department of Revenue maintains links to county tax office websites for convenient access to payment portals.

Q: What happens if I pay my property taxes late? A: Late payments incur penalties and interest charges that accrue from the due date. Penalties apply immediately after the June 1st and November 15th deadlines pass.

Q: How often are properties reassessed in Chatham County? A: Properties are subject to annual assessment by the Chatham County Board of Assessors. Values are based on fair market value, and property owners can appeal assessments through the formal appeals process if they disagree with the valuation.

Q: What special district taxes might apply to my property? A: Special district taxes vary by location and may include street lighting assessments, fire district fees, municipal taxes, and school district levies. These appear as separate line items on your tax bill and vary based on your property's specific location within the county.

Q: Are there other tax credits available besides homestead? A: Various tax credits may be available for seniors, disabled persons, veterans, and other qualifying categories. All credits require separate applications with the Board of Assessors and have specific eligibility requirements and deadlines. Contact the Chatham County Board of Assessors for a complete list of available programs and application requirements.

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
notice of property tax increasechathamcountyga.gov
02
Tax Doc
Notice of Property Tax Increase: Third Millage Levy Hearingchathamcountyga.gov
03
Tax Doc
News - Notice and Explanation of Property Tax Increase ...chathamcountyga.gov
04
County
Chatham County Tax Commissionercms.chathamcountyga.gov
05
County
CHATHAM COUNTY TAX COMMISSIONER'S OFFICEcms.chathamcountyga.gov
06
Allison Hersh Capricorn Communications 912.441.1285cms.chathamcountyga.gov
07
County
Chatham County Ga Property Taxnacdashboard.nara.gov
08
Homestead Exemptionsboa.chathamcountyga.gov
09
Homestead Exemptionportwentworthga.gov
10
County
2020 Revenue Ordinance Chatham County Georgiacdn.chathamcountyga.gov
All sources verified as of 2025 Tax Year

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