HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Madison County
Property Tax Guide

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

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
Varies by location within county due to municipal boundaries and special districts (typically 1.2-1.8%)
Exemptions
4+ Available
Section 1

How Property Tax Works

Madison 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 the assessed value of their property multiplied by the applicable tax rate, which is set annually by the county commissioners. The effective tax rate in Madison County varies depending on your specific location within the county due to different special taxing districts and municipal boundaries.

Property taxes in Madison County are assessed on the fair market value of real estate and personal property as of January 1st each year. The county's Board of Assessors determines assessed values, while various tax credits and exemptions may be available to qualifying property owners. However, most tax benefits require a formal application and are not automatically applied to your tax bill. Property tax rates can vary significantly within the county based on whether your property is located within city limits or special taxing districts for schools, fire protection, or other municipal services.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General FundVaries annuallyBasic county operations, public safety, infrastructure
School DistrictVaries by districtLocal school funding, educational services
Fire ProtectionVaries by districtFire department services (where applicable)
Municipal ServicesVaries by cityCity services (if within city limits)
Total Effective Rate~1.0% (estimated)Combined rate varies by location within county

Note: The exact tax rates for the current fiscal year are set annually by Madison County Commissioners and are not yet finalized. Rates shown are estimates based on Georgia's typical assessment patterns. Your actual rate depends on your property's location within specific taxing districts. Contact the Madison County Tax Assessor's office for current year rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Madison 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 Madison County are additional property tax assessments that occur when there are changes in property ownership, new construction, or improvements made during the tax year. These taxes are prorated based on the number of months remaining in the fiscal year after the change occurs. Common triggers include purchasing a home, completing new construction, adding significant improvements like pools or additions, or removing exemptions due to change in use.

For example, if you purchase a $400,000 home in July and the previous assessment was $300,000, you would receive a supplemental tax bill for the difference ($100,000 × applicable tax rate × 6 months remaining in fiscal year ÷ 12 months). The supplemental tax is due within 30 days of the bill date and is separate from the regular annual property tax bill.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Homestead Credit Applied: $8,000 reduction in assessed value (requires application)
  • Net Taxable Value: $292,000
  • Tax Rate: ~1.0% (estimated)
  • Annual Tax: ~$2,920
  • Monthly Escrow: ~$243

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Homestead Credit Applied: $8,000 reduction in assessed value (requires application)
  • Net Taxable Value: $592,000
  • Tax Rate: ~1.0% (estimated)
  • Annual Tax: ~$5,920
  • Monthly Escrow: ~$493

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Homestead Credit Applied: $8,000 reduction in assessed value (requires application)
  • Net Taxable Value: $992,000
  • Tax Rate: ~1.0% (estimated)
  • Annual Tax: ~$9,920
  • Monthly Escrow: ~$827

Note: These examples use estimated rates. Actual rates vary by location within Madison County. Tax credits require separate applications and are not automatically applied.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders require property tax escrow accounts for Madison County properties. Your lender collects 1/12 of your estimated annual property tax bill each month along with your mortgage payment. The lender then pays your property taxes directly to Madison County when they become due. Lenders typically maintain a cushion of 2-6 months of payments in your escrow account to cover potential tax increases.

Your lender will provide an annual escrow analysis showing how your tax payments were calculated and any adjustments needed for the following year. If your property taxes increase significantly due to reassessment or rate changes, your monthly escrow payment will be adjusted accordingly. You can verify that your taxes were paid correctly by checking with the Madison County Tax Commissioner's office or reviewing your property tax records online.

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 Madison County? A: Property tax returns are due between January 1 and April 1 annually. The Board of Assessors accepts only U.S. Postal Service postmarks for deadline verification.

Q: What homestead tax credit is available in Madison County? A: Madison County offers an $8,000 homestead exemption that reduces your assessed value for county ad valorem taxes. This credit requires a separate application and is not automatically applied. You must apply through the Board of Assessors office.

Q: Does the homestead credit reduce my home's market value? A: No, the homestead credit reduces your assessed value for tax purposes by $8,000, but does not affect your property's actual market value or assessment for other purposes.

Q: How often are properties reassessed in Madison County? A: Georgia law requires counties to conduct periodic reassessments. Contact the Madison County Board of Assessors for the current reassessment schedule and appeal procedures.

Q: What happens if I pay my property taxes late? A: Delinquent property taxes in Madison County are subject to penalties and interest. The Sheriff's Office handles collection of delinquent taxes, which may include enforcement actions.

Q: Can I pay my property taxes online? A: Contact the Madison County Tax Commissioner's office directly to inquire about online payment options and accepted payment methods.

Q: Do I need to renew my homestead exemption annually? A: Generally, homestead exemptions remain in effect as long as you continue to qualify and occupy the property as your primary residence. However, you should verify current requirements with the Board of Assessors.

Q: How do special taxing districts affect my tax bill? A: Your total property tax rate includes charges from multiple entities such as the county, school district, municipalities (if applicable), and special districts like fire protection. The exact combination depends on your property's specific location within Madison County.

Q: Who do I contact for property tax questions? A: Contact the Madison County Board of Assessors for assessment values and exemptions, or the Madison County Tax Commissioner for tax bills and payments. Vehicle registration and ad valorem taxes are handled separately and must be renewed annually.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Madison County, GEORGIA - Public Announcementsmadisoncountyga.us
02
Tax Doc
2024 Auditors Tax List and Treasurers Duplicate of Real Propertyftp1.co.madison.oh.us
03
Tax Doc
Property Tax Millage Rates | Department of Revenuedor.georgia.gov
04
County
Madison County, GEORGIA - Property Valuationmadisoncountyga.us
05
County
County Property Tax Facts Madison | Department of Revenuedor.georgia.gov
06
Tax Doc
delinquent property taxesmadisoncountyclerk.us
07
Daily Reportlegis.ga.gov
08
20 LC 45 0399 H. B. 975 - 1legis.ga.gov
09
Daily Reporthouse.ga.gov
10
Tax Doc
Pay Property Tax Online - Department of Revenue - Georgia.govdor.georgia.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate