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Updated 2025 Tax Year

Montgomery County
Property Tax Guide

Everything you need to know about property taxes in Montgomery 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% base rate (varies by location within county due to special districts and municipal boundaries)
Exemptions
4+ Available
Section 1

How Property Tax Works

Montgomery County, Georgia operates under the state's property tax system, which serves as the primary funding source for essential local services including public schools, emergency services, infrastructure maintenance, and county operations. Property owners in Montgomery County can expect an effective tax rate around Georgia's base rate of approximately 1%, though actual rates vary significantly based on your specific location within the county due to various special taxing districts and municipal boundaries.

The county follows Georgia's standard assessment practices, with properties assessed at 40% of fair market value for residential properties. Unlike some Georgia counties, Montgomery County does not impose assessment caps, meaning property values can increase without limitation year-over-year. Property owners should note that tax bills reflect multiple taxing authorities, and rates can differ substantially between areas served by different school districts, municipalities, or special service districts within Montgomery County.

Section 2

What Makes Up Your Tax Bill

Note: Final 2025 tax rates are pending. Contact Montgomery County Tax Assessor for current rates.

ComponentEstimated Rate (Mills)Description
County General FundTBDBasic county services, administration
School DistrictTBDVaries by school district within county
Municipal (if applicable)TBDCity services for incorporated areas
Special DistrictsTBDFire protection, water/sewer districts

Levy Year: 2025 tax rates will apply to assessments effective January 1, 2025, with bills typically issued in late 2025 for payment by January 31, 2026. Actual rates vary significantly by location within Montgomery County depending on which school district, municipality, and special taxing districts serve your property address.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Montgomery 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 Montgomery County are additional property tax bills issued when there are mid-year changes to property ownership, value, or use. The most common triggers include new construction completion, property transfers that remove existing tax credits, or the addition of improvements like pools or accessory buildings during the tax year.

When a supplemental tax is triggered, the county calculates the difference between the current tax liability and what was previously assessed, then bills for the prorated amount based on the remaining months in the tax year. For example, if you complete a home addition valued at $50,000 in July, you would receive a supplemental bill for approximately half the year's additional taxes on that improvement, since six months remain in the tax year when the improvement was completed.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (40%): $120,000
  • Estimated Annual Tax: ~$1,200*
  • Monthly Escrow: ~$100

Example 2: $600,000 Home with Homestead Credit

  • Market Value: $600,000
  • Assessed Value (40%): $240,000
  • Less: Homestead Credit (application required): Varies
  • Net Taxable Value: ~$238,000*
  • Estimated Annual Tax: ~$2,380*
  • Monthly Escrow: ~$198

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (40%): $400,000
  • Estimated Annual Tax: ~$4,000*
  • Monthly Escrow: ~$333

*Estimates based on ~1% effective rate. Actual taxes depend on specific location and applicable tax credits requiring separate applications.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Montgomery County require property tax escrow accounts, collecting monthly payments alongside your mortgage payment to ensure timely tax payment. Your lender typically collects 1/12 of your estimated annual property tax each month, plus a small cushion as required by federal regulations. Since Montgomery County property taxes are due January 31st following the tax year, lenders usually pay your bill in December or January.

It's important to review your annual escrow analysis statement, as tax increases or decreases can result in escrow shortages or surpluses. If your taxes increase due to rising property values or tax rate changes, your monthly escrow payment will adjust accordingly. Property owners should verify that their lender has correctly applied for all eligible tax credits, as lenders don't automatically file for credits like homestead exemptions that require separate applications to the county.

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 Montgomery County property taxes due? A: Property taxes are typically due January 31st following the tax year. For 2025 assessments, taxes will be due January 31, 2026.

Q: What tax credits are available and do I need to apply? A: Georgia offers statewide homestead credits that require separate application to the Montgomery County Tax Assessor. These are NOT automatic and must be filed by the April 1st deadline following your qualifying year.

Q: How does the homestead credit work? A: The homestead credit caps annual assessment increases rather than reducing market value. You must file an application - it's not automatic. This limits how much your taxable value can increase year-over-year, providing tax stability.

Q: How often are properties assessed? A: Georgia law requires annual assessment updates, but Montgomery County follows the state's typical revaluation cycle. Contact the Tax Assessor's office for the current assessment schedule.

Q: Can I appeal my property assessment? A: Yes, you can appeal through the Montgomery County Board of Assessors. Appeals must typically be filed within 45 days of receiving your assessment notice.

Q: What are the penalties for late payment? A: Late payments incur interest and penalties as set by Georgia law. Contact the Tax Commissioner's office for current penalty rates and payment options.

Q: Can I pay property taxes online? A: Contact Montgomery County Tax Commissioner's office for available online payment options and accepted payment methods.

Q: Why do special district taxes vary in my county? A: Montgomery County includes multiple taxing jurisdictions including different school districts, municipalities, and special service districts. Your location determines which combination of taxes apply to your property.

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
DeKalb Announces Proposed Property Tax Increasedekalbcountyga.gov
02
Tax Doc
Press Release Announcing a Proposed Property Tax Increasefultoncountyga.gov
03
Tax Doc
Notice of Property Tax Increasefultoncountyga.gov
04
County
Montgomery County Property Taxnacdashboard.nara.gov
05
GENERAL REQUIREMENTS AND SPECIFICATIONS FOR ...montcoga.gov
06
Real and Personal Property Forms and Applicationsdor.georgia.gov
07
County
County Property Tax Facts Montgomerydor.georgia.gov
08
Apply for a Homestead Exemptiongeorgia.gov
09
County
montgomery county board of commissionersmontcoga.gov
10
State
Financial Statements as of December 31, 2021 and ...montcoga.gov
All sources verified as of 2025 Tax Year

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