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Updated 2025 Tax Year

Decatur County
Property Tax Guide

Everything you need to know about property taxes in Decatur 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
12.427 mills (1.2427%) tentative 2025 rate, varies by district with municipal and school overlays
Exemptions
5+ Available
Section 1

How Property Tax Works

Decatur County, Georgia operates on a property tax system that funds essential local services including schools, public safety, infrastructure, and county operations. Property owners pay taxes based on their property's assessed value multiplied by the applicable millage rate. The county's 2025 property tax rate has been tentatively set at 12.427 mills (1.2427%), representing a significant 27.63% increase from the previous year, though this rate is subject to final approval following public hearings.

Property tax rates in Decatur County can vary by location within the county due to special taxing districts, municipal boundaries, and school district overlays. The effective tax rate for most residential properties typically ranges from 1.0% to 1.3% of assessed value, depending on applicable tax credits and the specific taxing districts that apply to your property. Georgia assesses property at 40% of fair market value, which helps moderate the overall tax burden compared to states with higher assessment ratios.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General Fund~4.5Basic county services, administration, public safety
School District~7.0Decatur County School District operations and facilities
Bond Debt Service~0.9Repayment of voter-approved bonds for infrastructure
Total Base Rate12.427Tentative rate for FY 2025 (subject to final approval)

Note: These rates apply to FY 2025 and are subject to change based on final budget adoption. Actual rates may vary within Decatur County depending on your specific location and any special taxing districts that may apply to your property. Municipal residents may have additional city taxes that are not reflected in these county rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Decatur 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 property taxes in Georgia are triggered by specific events that change a property's ownership or assessed value during the tax year. The most common triggers include the sale of property to a new owner, completion of new construction or major improvements, and changes in property use or classification. When these events occur, the county assessor determines the difference between the old and new assessed values.

The supplemental tax is calculated by applying the current year's tax rate to the increase in assessed value, prorated for the portion of the tax year remaining after the triggering event. For example, if you purchase a home in Decatur County in July that was previously underassessed, you would receive a supplemental tax bill covering the additional tax owed from July through the end of the fiscal year. This ensures that property taxes reflect current ownership and property values throughout the year, rather than only at the beginning of each tax period.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (40%): $120,000
  • Less: Homestead Exemption: $22,500 (school: $12,500 + county: $10,000)
  • Net Taxable Value: $97,500
  • Annual Tax ($97,500 × 12.427 mills): $1,212
  • Monthly Escrow: $101

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (40%): $240,000
  • Less: Homestead Exemption: $22,500
  • Net Taxable Value: $217,500
  • Annual Tax ($217,500 × 12.427 mills): $2,703
  • Monthly Escrow: $225

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (40%): $400,000
  • Less: Homestead Exemption: $22,500 (if owner-occupied)
  • Net Taxable Value: $377,500
  • Annual Tax ($377,500 × 12.427 mills): $4,691
  • Monthly Escrow: $391

Note: These calculations assume standard homestead exemptions that require annual application and owner-occupancy.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Decatur County require property tax escrow accounts, where monthly payments are collected along with your mortgage payment and held until tax bills are due. Your lender will typically collect 1/12th of your estimated annual property tax bill each month, plus a small cushion to account for potential tax increases. Given Decatur County's two-installment payment schedule (first installment due March 31st, second due in September), your lender will make payments directly to the county on your behalf.

It's important to review your annual escrow analysis statement to ensure adequate funds are being collected, especially given the significant tax rate increase for 2025. If your property taxes increase substantially, you may face an escrow shortage that requires either a lump sum payment or increased monthly payments. You can verify that your lender has made timely payments by checking with the Decatur County Tax Commissioner's office, and you should receive copies of tax bills even when using escrow to stay informed about changes in your property's assessed value or applicable tax rates.

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 Decatur County for FY 2025? A: Property taxes are due in two installments - the first installment is due by March 31st and the second installment is due by September. Property tax returns must be filed between January 1 and April 1.

Q: What homestead tax credits are available and how do I apply? A: The standard homestead exemption provides $12,500 off assessed value for school taxes and $10,000 for county taxes. This requires application and owner-occupancy. Senior citizens (62+) and disabled persons may qualify for additional credits. Applications must be filed with the county assessor and are NOT automatic.

Q: How does the homestead credit actually work? A: The homestead credit reduces your property's assessed value by the exemption amount, and for qualifying seniors, it can also cap annual assessment increases. This is not a reduction in market value but rather a credit that limits how much assessed value can increase year-over-year.

Q: What are the penalties for late payment? A: Late payments typically incur interest and penalty charges. Contact the Decatur County Tax Commissioner at (229) 248-3025 for specific penalty rates and payment options if you've missed the deadline.

Q: Can I pay my property taxes online? A: Many Georgia counties offer online payment options. Check the Decatur County Tax Commissioner's website or call (229) 248-3025 to confirm available payment methods and any associated convenience fees.

Q: How often are properties reassessed? A: Georgia law requires properties to be assessed annually, but mass reappraisals typically occur every 3-6 years depending on market conditions and county resources.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Decatur County Board of Assessors within 45 days of receiving your tax notice. You'll need evidence of your property's market value, such as recent comparable sales or professional appraisals.

Q: Why did my taxes increase so much for 2025? A: Decatur County's millage rate increased by 27.63% for 2025 to 12.427 mills, pending final approval. This significant increase was subject to public hearings and reflects increased funding needs for county services and schools.

Q: Do I pay different rates if I live in a city within Decatur County? A: Yes, municipal residents typically pay additional city property taxes on top of county taxes. The total rate depends on your specific location and which taxing jurisdictions apply to your property.

Q: What special district taxes might apply to my property? A: Depending on your location, you may be subject to additional taxes for fire districts, water/sewer districts, or other special purpose districts. These appear as separate line items on your tax bill and vary by geographic area within the county.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
DeKalb County 2025 Notice of Property Tax Increasedekalbcountyga.gov
02
Tax Doc
DeKalb Announces Proposed Property Tax Increasedekalbcountyga.gov
03
Tax Doc
DeKalb Current 2025 Property Tax Digest and 5 Year ...dekalbcountyga.gov
04
County
Decatur County Taxnacdashboard.nara.gov
05
Tax Doc
Property Tax Returns and Payment - Department of Revenuedor.georgia.gov
06
Tax Doc
AIRCRAFT PERSONAL PROPERTY TAX RETURN AND ...dekalbcountyga.gov
07
County
County Property Tax Facts Decatur - Department of Revenuedor.georgia.gov
08
HOMESTEAD EXEMPTION INFORMATION ...dekalbcountyga.gov
09
23 LC 46 0516 H. B. 635 - 1 - House Bill 635 Bylegis.ga.gov
10
Tax Doc
Pay Property Tax Online - Department of Revenue - Georgia.govdor.georgia.gov
All sources verified as of 2025 Tax Year

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