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Updated 2025 Tax Year

Habersham County
Property Tax Guide

Everything you need to know about property taxes in Habersham 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 - approximately 1% base rate plus municipal and school district additions
Exemptions
4+ Available
Section 1

How Property Tax Works

Habersham County, Georgia operates under the state's property tax system to fund essential local services including public schools, emergency services, infrastructure maintenance, and county operations. Property taxes are assessed annually based on the fair market value of real estate as determined by the Habersham County Tax Assessor's Office. Georgia follows an assessment ratio of 40% of fair market value for residential properties, with the state's base effective rate hovering around 1%.

Property tax rates in Habersham County vary by location within the county due to different municipal boundaries and special taxing districts. Property owners may be subject to county taxes, school district taxes, and municipal taxes depending on their specific location. The actual tax rate applied to your property depends on which taxing jurisdictions serve your area, making it important to verify your specific tax rate through the Habersham County Tax Commissioner's office or online property records system.

Section 2

What Makes Up Your Tax Bill

Note: 2025 tax rates are not yet publicly available. Contact the Habersham County Tax Commissioner for current rates.

ComponentRate (per $1,000)Description
County GeneralVariesBasic county services and operations
School DistrictVariesHabersham County School District funding
MunicipalVariesCity/town services (if applicable)
Special DistrictsVariesFire districts, water authorities, or other special assessments

Important: The exact tax rate for your property depends on your location within Habersham County. Properties within incorporated cities may have additional municipal taxes, while rural properties may have different fire district assessments. All rates are applied to the assessed value (40% of fair market value for residential properties). Contact the Tax Commissioner at 130 Jacob's Way or check the county website for location-specific rate information.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Habersham 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 Habersham County are additional property tax assessments that occur when there are changes to property ownership, value, or usage during the tax year. The most common triggers include new construction completion, property transfers that remove existing exemptions or credits, and major improvements that significantly increase property value.

When a supplemental assessment is issued, the additional tax is calculated on a prorated basis from the date the change became effective through the end of the current tax year. For example, if new construction is completed and adds $100,000 in assessed value in July, the supplemental tax would cover July through December of that tax year. Property owners typically receive a separate supplemental tax bill that has its own due date, usually 30-60 days after issuance.

Example Calculation

Example 1: $300,000 Home (with Homestead Credit)

  • Market Value: $300,000
  • Assessed Value (40%): $120,000
  • Less: Homestead Credit: Variable
  • Net Taxable Value: ~$100,000-$120,000
  • Annual Tax (estimated 1.2%): $1,200-$1,440
  • Monthly Escrow: $100-$120

Example 2: $600,000 Home (with Homestead Credit)

  • Market Value: $600,000
  • Assessed Value (40%): $240,000
  • Less: Homestead Credit: Variable
  • Net Taxable Value: ~$220,000-$240,000
  • Annual Tax (estimated 1.2%): $2,640-$2,880
  • Monthly Escrow: $220-$240

Example 3: $1,000,000 Home (with Homestead Credit)

  • Market Value: $1,000,000
  • Assessed Value (40%): $400,000
  • Less: Homestead Credit: Variable
  • Net Taxable Value: ~$380,000-$400,000
  • Annual Tax (estimated 1.2%): $4,560-$4,800
  • Monthly Escrow: $380-$400

Note: Tax credits require application and approval. Actual rates vary by location within the county.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Habersham County require property tax escrow accounts for borrowers with less than 20% down payment. The lender collects monthly property tax payments along with principal and interest, holding these funds in escrow until tax payments are due. Lenders typically collect 1/12 of the annual property tax amount each month, plus a cushion of 2-3 months.

Property tax payments in Habersham County are typically due with the first installment by April 1st and the second installment by October 1st, with final payment due by January 1st of the following year. Your lender will make these payments directly to the Habersham County Tax Commissioner's office. Property owners should verify that their lender has current contact information and that payments are made on time to avoid penalties. You can verify payment status through the county's online property tax portal or by contacting the Tax Commissioner's office at 130 Jacob's Way.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Habersham County? A: Property tax first installment is typically due by April 1st, second installment by October 1st, and final payment by January 1st of the following year. Verify current year dates with the Tax Commissioner's office.

Q: What homestead tax credits are available and how do I apply? A: Habersham County offers homestead exemptions that reduce your assessed value. These are NOT automatic and require application through the county. Applications must be filed by specific deadlines - contact the Tax Assessor's office for current forms and deadlines.

Q: How does the homestead credit work? A: Homestead credits in Georgia typically cap the annual increase in your home's assessed value, protecting you from large assessment jumps. This limits assessment growth rather than reducing market value, and you must file an application to receive this benefit.

Q: When are properties reassessed in Habersham County? A: Georgia law requires annual assessments, but counties may conduct comprehensive revaluations every few years. Contact the Tax Assessor's office for the current assessment schedule and appeal deadlines.

Q: What are the penalties for late tax payments? A: Late payments typically incur interest and penalties. Contact the Tax Commissioner at 130 Jacob's Way for current penalty rates and payment options.

Q: Can I pay property taxes online? A: Most Georgia counties offer online payment systems. Check the Habersham County website or contact the Tax Commissioner's office for available online payment options and any associated fees.

Q: Why is my tax rate different from my neighbor's? A: Tax rates vary within Habersham County based on municipal boundaries, school districts, and special taxing districts like fire departments. Your location determines which combination of taxes applies to your property.

Q: How do I appeal my property assessment? A: Property assessment appeals must be filed by specific deadlines, typically within 45 days of receiving your assessment notice. Contact the Habersham County Board of Assessors for appeal forms and procedures.

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
Fair Market Value Detaildor.georgia.gov
03
County
Qpublic Habersham County Georgiajra.jacksonms.gov
04
County
in the superior court of habersham countymountain.georgiacourts.gov
05
20 LC 47 0467 H. B. 1136 - 1legis.ga.gov
06
County
Qpublic Habersham County Georgiaww2.jacksonms.gov
07
06 LC 33 1337 S. B. 626 - 1 - Senate Bill 626 Bylegis.ga.gov
08
06 LC 33 1336 S. B. 629 - 1 - Senate Bill 629 Bylegis.ga.gov
09
County
Habersham County: Homehabershamcounty-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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