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Updated 2025 Tax Year

Morgan County
Property Tax Guide

Everything you need to know about property taxes in Morgan 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
13.098 mills ($523.92 per $100,000 assessed value), varies by district
Exemptions
4+ Available
Section 1

How Property Tax Works

Morgan County, Georgia operates on a property tax system that funds essential local services including schools, public safety, infrastructure, and county government operations. The county's current property tax rate is 13.098 mills, meaning property owners pay approximately $523.92 per $100,000 of assessed property value. Georgia assesses real property at 40% of fair market value, so a home valued at $250,000 would have an assessed value of $100,000.

Property tax rates in Morgan County can vary by location within the county due to special taxing districts, municipal boundaries, and school district overlays. Residents should verify their specific tax rate based on their property's location and any applicable special assessments. The county follows Georgia's standard assessment practices with annual tax bills typically issued in late summer or early fall.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
Morgan County General~4.5County operations, public safety, infrastructure
Morgan County School District~8.5Local school funding and operations
State of Georgia~0.098State-level property tax
Total Base Rate13.098Combined millage rate for most areas

Note: These rates reflect current levy information. Rates may vary by specific location within Morgan County due to municipal boundaries, fire districts, or other special taxing authorities. The 2025 tax year rates have not yet been finalized. Property owners should verify their exact millage rate based on their property's tax district.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Morgan 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 Morgan County are additional property tax assessments that occur when there are changes to property ownership, value, or use during the tax year. These typically arise from new construction, property improvements, changes in property classification, or ownership transfers that trigger reassessment. The supplemental tax represents the difference between the original assessment and the new assessed value, prorated for the remaining portion of the tax year.

For example, if a homeowner completes a $50,000 addition in June, the county assessor would evaluate the improvement and issue a supplemental tax bill for the increased assessed value (40% of $50,000 = $20,000 additional assessed value) multiplied by the tax rate, prorated from the completion date through the end of the tax year.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (40%): $120,000
  • Less: Standard Homestead Exemption: -$2,000
  • Net Taxable Value: $118,000
  • Annual Tax ($118,000 × 13.098 mills): $1,546
  • Monthly Escrow: $129

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (40%): $240,000
  • Less: Standard Homestead Exemption: -$2,000
  • Net Taxable Value: $238,000
  • Annual Tax ($238,000 × 13.098 mills): $3,117
  • Monthly Escrow: $260

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (40%): $400,000
  • Less: Standard Homestead Exemption: -$2,000
  • Net Taxable Value: $398,000
  • Annual Tax ($398,000 × 13.098 mills): $5,213
  • Monthly Escrow: $434

Note: All exemptions require application and approval. Additional credits may be available for seniors, disabled veterans, and other qualifying circumstances.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Morgan County require property tax escrow accounts for borrowers with less than 20% down payment. Lenders collect monthly property tax payments as part of your mortgage payment and hold these funds in an escrow account. The lender pays your property taxes directly to Morgan County when they become due on November 15th each year.

Lenders typically conduct an annual escrow analysis to ensure adequate funds are collected. If property taxes increase, your monthly escrow payment may increase accordingly. Property owners with escrow accounts should receive an annual statement showing escrow activity and any required payment adjustments. You can verify that your taxes were paid by checking with the Morgan County Tax Commissioner's office or through their online payment system.

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 Morgan County? A: Property taxes are due November 15th annually. Personal property returns must be filed by April 1st, and vehicle taxes are due on the owner's birthday each year.

Q: What homestead credits are available and how do I apply? A: The standard homestead exemption provides tax savings on your primary residence and requires application by April 1st. Residents 65 and older may qualify for an additional $10,000 exemption off assessed value. Applications received after April 1st apply to the following tax year.

Q: How does the homestead exemption work? A: Georgia's homestead exemption limits assessment increases and provides exemptions from a portion of assessed value. It does not reduce your home's market value but can significantly reduce your tax liability. You must apply through the county assessor's office.

Q: How often are properties reassessed? A: Georgia law requires properties to be assessed annually, though not all properties receive physical inspections each year. The county uses statistical models and market data to adjust assessments between physical appraisals.

Q: What happens if I pay my taxes late? A: Late payments incur penalties and interest charges. After November 15th, penalties begin accruing on unpaid balances. Extended delinquency can result in tax liens and potential foreclosure proceedings.

Q: Can I pay my property taxes online? A: Yes, Morgan County offers online tax payment through their official website. You'll need a valid Georgia driver's license or ID with a Morgan County address to process transactions.

Q: How do I appeal my property assessment? A: Property owners who believe their assessment is incorrect can file an appeal with the Morgan County Board of Assessors. Appeals must be filed within 45 days of receiving your tax notice.

Q: Are there special district taxes in my area? A: Depending on your property's location, you may be subject to additional taxes for fire districts, municipal services, or special improvement districts. Your tax bill will itemize all applicable taxes by district.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Morgan County BOE rolls back millage ratelakeoconeenews.us
02
State
Quarterly Summary of State and Local Tax Revenuewww2.census.gov
03
County
Tax Commissioner | Morgan County, GA - Official Websitemorgancountyga.gov
04
Personal Property Informationmorgancountyga.gov
05
County
Public Information | Morgan County, GA - Official Websitemorgancountyga.gov
06
Homestead Exemptionsmorgancountyga.gov
07
County
Departments | Morgan County, GA - Official Websitemorgancountyga.gov
08
Article 3 – Land Division Chapter 3.1morgancountyga.gov
09
County
MORGAN COUNTY BOARD OF EDUCATION - Open Georgiaopen.ga.gov
10
STAFF REPORTmorgancountyga.gov
All sources verified as of 2025 Tax Year

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