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Updated 2025 Tax Year

McIntosh County
Property Tax Guide

Everything you need to know about property taxes in McIntosh 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
6.14 mills ($6.14 per $1,000 assessed value), varies by district with additional levies
Exemptions
4+ Available
Section 1

How Property Tax Works

McIntosh County, Georgia operates under the state's property tax system where property taxes are the primary source of funding for local government services, including schools, public safety, infrastructure, and county operations. Property taxes in McIntosh County are assessed based on the fair market value of real and personal property as of January 1st each year. The county's current millage rate is 6.14 mills, meaning property owners pay $6.14 for every $1,000 of assessed property value.

The effective tax rate in McIntosh County can vary depending on your property's location within the county due to special taxing districts and municipal boundaries. Property owners may be subject to additional levies from the school district, municipalities, and special service districts. Georgia law requires property tax returns to be filed between January 1 and April 1, and various tax credits and exemptions are available to qualifying property owners, though most require a specific application process and are not automatically applied.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General6.14Basic county services, administration, public safety
School DistrictVariesMcIntosh County School District operations and capital
MunicipalVariesAdditional taxes for incorporated areas
Special DistrictsVariesFire districts, water/sewer authorities, other special services

These rates apply to the 2025 tax year. The total effective rate varies by property location within McIntosh County due to overlapping taxing jurisdictions. Municipal residents may pay additional city taxes, while rural properties may be subject to different special district assessments. Contact the McIntosh County Tax Commissioner for your specific total millage rate.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in McIntosh 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 McIntosh County are triggered by significant changes to property ownership or improvements that occur after the January 1st assessment date. Common triggers include new construction completion, major renovations, property transfers, or subdivision of land. When these events occur, the Tax Commissioner may issue a supplemental assessment to capture the additional tax liability for the current tax year.

The supplemental tax is calculated by determining the difference between the original assessed value and the new assessed value, then applying the current millage rate to that difference. The tax is prorated based on the number of months remaining in the tax year. For example, if a $100,000 home improvement is completed in July, the supplemental tax would be calculated on the increased assessment for the remaining six months of the tax year, resulting in approximately half the annual tax increase for that year.

Example Calculation

Example 1: $300,000 Property Value

  • Assessed Value: $300,000
  • Less: Standard Homestead Credit: $2,000 (if applicable)
  • Net Taxable Value: $298,000
  • Annual Tax (6.14 mills): $1,830
  • Monthly Escrow: ~$153

Example 2: $600,000 Property Value

  • Assessed Value: $600,000
  • Less: Standard Homestead Credit: $2,000 (if applicable)
  • Net Taxable Value: $598,000
  • Annual Tax (6.14 mills): $3,672
  • Monthly Escrow: ~$306

Example 3: $1,000,000 Property Value

  • Assessed Value: $1,000,000
  • Less: Standard Homestead Credit: $2,000 (if applicable)
  • Net Taxable Value: $998,000
  • Annual Tax (6.14 mills): $6,128
  • Monthly Escrow: ~$511

Note: These examples use only the base county rate. Actual taxes will be higher due to school district and any applicable special district taxes. The Standard Homestead Credit requires application and is not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in McIntosh County require property tax escrow accounts for loans with less than 20% down payment. Your lender collects approximately 1/12th of your estimated annual property tax bill each month along with your mortgage payment. The lender then pays your property taxes directly to the McIntosh County Tax Commissioner when they become due.

Lenders typically analyze your escrow account annually and may adjust your monthly payment if taxes increase or decrease significantly. You should receive an escrow analysis statement showing the account activity and any payment changes. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment will likely increase at the next analysis period. The McIntosh County Tax Commissioner retains 2.5% of collected taxes as a collection fee, which is factored into the total amount due.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in McIntosh County for the 2025 tax year? A: Property tax returns must be filed between January 1 and April 1. Contact the McIntosh County Tax Commissioner for specific payment deadlines as these can vary.

Q: What is the Standard Homestead Credit and how do I apply? A: The Standard Homestead Credit provides a $2,000 reduction in assessed value for your primary residence. You must apply with the county assessor, and the application must be filed by the property tax return deadline (April 1) to receive the credit for that tax year.

Q: Does the Homestead Credit cap my assessment increases? A: Georgia's homestead exemption can limit assessment increases in some cases, but specific caps vary. The credit primarily reduces your assessed value by $2,000 rather than capping year-over-year assessment growth.

Q: Are there other tax credits available in McIntosh County? A: Yes, various credits may be available for seniors, disabled persons, veterans, and other qualifying groups. All credits require separate applications and must be filed by the April 1 deadline. Contact the McIntosh County Tax Assessor for a complete list and application requirements.

Q: How often are properties reassessed in McIntosh County? A: Georgia law requires annual assessment updates, but major reappraisals may occur less frequently. Property values are assessed as of January 1st each year.

Q: What if I disagree with my property assessment? A: You can appeal your assessment to the McIntosh County Board of Assessors. Appeals must typically be filed within 45 days of receiving your tax notice.

Q: What are the penalties for late payment? A: Late payment penalties and interest are set by state law and local ordinance. Contact the McIntosh County Tax Commissioner for specific penalty rates and payment options.

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

Q: Why is my tax bill different from my neighbor's with a similar home value? A: Tax bills can vary due to different taxing districts (municipal vs. unincorporated areas), special assessments, applied credits or exemptions, and actual assessed values which may differ from market value estimates.

Q: Do I need to file a return every year? A: Georgia residents must file property tax returns annually between January 1 and April 1 for real property located in McIntosh County and personal property if you're a county resident.

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
Property Tax Millage Rates | Department of Revenuedor.georgia.gov
02
FY 2025-26 PROPOSED ANNUAL BUDGETharriscountyga.gov
03
Tax Doc
Property Tax Homestead Exemptions - Department of Revenuedor.georgia.gov
04
Tax Doc
Property Tax Returns and Payment - Department of Revenuedor.georgia.gov
05
County
Rule 560-11-2-.56. Review of County Tax Digest ...rules.sos.ga.gov
06
County
McIntosh County, GA | Official Websiteusgs.gov
07
06 LC 25 4158/AP H. B. 1198 - 1legis.ga.gov
08
08 LC 28 3825 H. B. 1013 - 1legis.ga.gov
09
15 LC 28 7409 H. B. 356 - 1legis.ga.gov
10
County
McIntosh County Board of Education - Darien, Georgiaaudits.ga.gov
All sources verified as of 2025 Tax Year

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