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Updated 2025 Tax Year

Coffee County
Property Tax Guide

Everything you need to know about property taxes in Coffee 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
~1% effective rate (varies by taxing district and municipality)
Exemptions
4+ Available
Section 1

How Property Tax Works

Coffee County, Georgia operates on a property tax system that serves as the primary funding mechanism for essential local services including public schools, county government operations, public safety, and infrastructure maintenance. Property owners in Coffee County pay taxes based on their property's assessed value multiplied by the applicable tax rate, which varies depending on the specific location within the county due to different special taxing districts and municipal boundaries.

The effective tax rate in Coffee County typically ranges around Georgia's state average of approximately 1% of assessed value, though actual rates vary significantly based on your property's location within special taxing districts such as school districts, municipal areas, and other local service districts. Property assessments are conducted regularly by the Coffee County Tax Assessor's Office, and property owners have the right to appeal their assessments if they believe the valuation is incorrect. It's important to note that various tax credits are available to qualifying property owners, but these require separate applications and are not automatically applied to your tax bill.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General FundTBDCounty operations, public safety, infrastructure
School DistrictTBDLocal school system funding
State EducationTBDState-mandated education funding
Municipal (if applicable)VariesCity services for properties within city limits
Special DistrictsVariesFire districts, water/sewer, other local services

Note: The 2025 tax rates for Coffee County have not yet been set by the county commissioners, as rates are determined annually. Contact the Coffee County Tax Assessor's Office for the most current rate information for your specific property location. Rates shown will apply to the 2025 tax year and may vary significantly within the county based on your property's location within different taxing districts and municipalities.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Coffee 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 Coffee County are additional property tax bills issued when there are changes to property ownership or improvements made to existing properties during the tax year. The most common triggers for supplemental taxes include the purchase or transfer of property (change of ownership), completion of new construction, additions to existing structures, or other improvements that increase the property's assessed value.

When a supplemental tax is triggered, the Coffee County Tax Assessor calculates the difference between the previous assessed value and the new assessed value, then applies the current tax rate to determine the additional tax owed. For example, if you purchase a home in Coffee County mid-year that was previously assessed at $200,000 but now has a market value of $350,000, you would receive a supplemental tax bill for the difference in assessed value multiplied by the applicable tax rate, prorated for the remaining months in the tax year. This supplemental bill is separate from and in addition to the regular annual property tax bill.

Example Calculation

Example 1: $300,000 Property

  • Market Value: $300,000
  • Assessed Value (40% of market): $120,000
  • Less: Homestead Credit (if applicable): -$2,000
  • Net Taxable Value: $118,000
  • Annual Tax (estimated 1.0%): $1,180
  • Monthly Payment: $98

Example 2: $600,000 Property

  • Market Value: $600,000
  • Assessed Value (40% of market): $240,000
  • Less: Homestead Credit (if applicable): -$2,000
  • Net Taxable Value: $238,000
  • Annual Tax (estimated 1.0%): $2,380
  • Monthly Payment: $198

Example 3: $1,000,000 Property

  • Market Value: $1,000,000
  • Assessed Value (40% of market): $400,000
  • Less: Homestead Credit (if applicable): -$2,000
  • Net Taxable Value: $398,000
  • Annual Tax (estimated 1.0%): $3,980
  • Monthly Payment: $332

Note: These examples use estimated tax rates. Homestead and other tax credits require separate applications and are not automatically applied. Actual tax rates vary by location within Coffee County based on special taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Coffee County require borrowers to maintain an escrow account for property taxes, particularly when the loan-to-value ratio exceeds 80%. Your lender collects a portion of your estimated annual property tax bill with each monthly mortgage payment and holds these funds in a dedicated escrow account. The lender then pays your property taxes directly to Coffee County when they become due, ensuring timely payment and protecting their interest in the property.

Lenders typically conduct an annual escrow analysis to ensure adequate funds are available to cover property tax payments. If your property taxes increase due to reassessment or rate changes, your lender may increase your monthly escrow payment and potentially require you to make up any shortage. Property owners with escrow accounts should verify that their lender has made timely payments to Coffee County and should review their annual escrow statements carefully. You can contact the Coffee County Tax Collector's Office to confirm that payments have been received and properly credited to your account.

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 tax returns due in Coffee County? A: Property tax returns must be filed between January 1 and April 1 annually with the Coffee County Tax Assessor's Office. Forms are available at the assessor's office during this filing period.

Q: What tax credits are available and how do I apply? A: Coffee County offers statewide homestead tax credits for qualifying primary residences. These credits require separate applications and are not automatically applied. Applications must be filed between January 1 and April 1, though as of June 1, 2005, homestead exemption applications may be filed at any time during the year.

Q: How does the homestead credit work? A: The homestead credit provides a cap on annual assessment increases for your primary residence, typically limiting increases to a certain percentage per year. This credit does not reduce your property's market value but rather limits how much your assessed value can increase annually. You must apply for this credit - it is not automatic.

Q: How often are properties reassessed in Coffee County? A: Contact the Coffee County Tax Assessor's Office for the current assessment schedule. Property owners will be notified when their property is scheduled for reassessment and have the right to appeal the assessment if they believe it's incorrect.

Q: What happens if I pay my property taxes late? A: Late payment of property taxes results in penalties and interest charges. Contact the Coffee County Tax Collector's Office for specific penalty rates and payment options if you're unable to pay by the due date.

Q: Can I pay my property taxes online? A: Many Georgia counties offer online property tax payment options. Check with the Coffee County Tax Collector's Office or visit their website to determine if online payment services are available.

Q: How do special district taxes affect my bill? A: Properties in Coffee County may be subject to additional taxes from special districts such as school districts, fire districts, or municipal taxes if located within city limits. These additional taxes vary by location within the county and are added to your total property tax bill.

Q: What should I do if I disagree with my property assessment? A: Property owners have the right to appeal their assessment. Contact the Coffee County Tax Assessor's Office for information about the appeals process, deadlines, and required documentation to support your appeal.

Verified Sources

Backed by 10 Official Government Sources

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

01
FY2025 ADJUSTED HOME INCOME LIMITShuduser.gov
02
Tax Doc
Property Tax Millage Rates | Department of Revenuedor.georgia.gov
03
Exemptionscoffeecounty-ga.gov
04
Faqscoffeecounty-ga.gov
05
Public Noticescoffeecounty-ga.gov
06
Formscoffeecounty-ga.gov
07
County
County Property Tax Facts Coffee | Department of Revenuedor.georgia.gov
08
14 LC 28 6882 H. B. 856 - 1 - House Bill 856 Bylegis.ga.gov
09
Tax Doc
Pay Property Tax Online - Department of Revenue - Georgia.govdor.georgia.gov
10
Tax Doc
Pay Property Taxesgeorgia.gov
All sources verified as of 2025 Tax Year

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