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Updated 2025 Tax Year

Towns County
Property Tax Guide

Everything you need to know about property taxes in Towns 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
Approximately 1% of assessed value (varies by location and special taxing districts within county)
Exemptions
5+ Available
Section 1

How Property Tax Works

Towns County, Georgia operates under the state's property tax system to fund essential local services including public schools, county operations, emergency services, and infrastructure maintenance. Property taxes are administered by the Towns County Tax Commissioner, who bills and collects taxes for the county, school district, and other local taxing authorities, retaining a 2.5% collection fee.

Property tax rates in Towns County vary by location within the county due to different special taxing districts and municipal boundaries. The effective tax rate typically ranges around Georgia's base rate of approximately 1% of assessed value, though this can vary significantly based on your specific location and applicable district levies. Property owners should verify their exact tax rate and applicable districts, as rates are set annually by local authorities and can change from year to year.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Towns CountyTBDCounty operations, services, and infrastructure
Towns County SchoolsTBDPublic school district funding
State of GeorgiaTBDState-mandated property tax levy
Special DistrictsVariesFire districts, water/sewer authorities (location-dependent)

Note: Tax rates for FY 2025-2026 are set annually by local authorities and may not yet be finalized. Contact the Towns County Tax Commissioner for current rates. Actual rates vary by property location within the county due to different special taxing districts and municipal boundaries.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Towns 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 Towns County are triggered by changes in property ownership, new construction, or significant improvements that increase a property's assessed value during the tax year. When these events occur, the Tax Commissioner calculates additional taxes based on the increased assessed value for the remaining portion of the tax year.

For example, if you purchase a home in Towns County in July that was previously assessed at $200,000 but now has a market value of $350,000, you would receive a supplemental tax bill for the difference in assessed value ($150,000) prorated for the remaining nine months of the tax year. The calculation would be: ($150,000 assessed increase × applicable tax rate) × (9 months ÷ 12 months) = supplemental tax due.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (40% of market): $120,000
  • Less: Homestead Exemption: -$8,000
  • Net Taxable Value: $112,000
  • Annual Tax (est. 1.0%): $1,120
  • Monthly Escrow: $93

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (40% of market): $240,000
  • Less: Homestead Exemption: -$8,000
  • Net Taxable Value: $232,000
  • Annual Tax (est. 1.0%): $2,320
  • Monthly Escrow: $193

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (40% of market): $400,000
  • Less: Homestead Exemption: -$8,000
  • Net Taxable Value: $392,000
  • Annual Tax (est. 1.0%): $3,920
  • Monthly Escrow: $327

Note: Homestead exemption requires application and approval. Additional exemptions may be available for seniors, veterans, and disabled persons but must be applied for separately.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Towns County require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects monthly payments equal to 1/12 of your annual tax bill plus a small cushion, typically 2-3 months of payments. The lender pays your property taxes directly to the Towns County Tax Commissioner when due.

Property taxes in Towns County are typically paid in one annual installment, with current year taxes due by April 1 of the following year (e.g., 2025 taxes due April 1, 2026). Your lender should receive tax bills directly from the Tax Commissioner, but it's wise to verify that payments are made on time to avoid penalties. You can check payment status through the Towns County Tax Commissioner's office or online portal if available.

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 Towns County? A: Current year property taxes are due by April 1 of the following year. For example, 2025 property taxes are due by April 1, 2026.

Q: What homestead exemption is available in Towns County? A: Towns County residents can receive an $8,000 homestead exemption from county ad valorem taxes. This exemption reduces your assessed value, not your tax bill directly, and requires application with the county tax assessor.

Q: Are there other tax credits or exemptions available? A: Yes, Georgia offers various exemptions for seniors, veterans, and disabled persons. These require separate applications and have specific eligibility requirements. Contact the Towns County Tax Assessor for details and application forms.

Q: Do I need to file a property tax return? A: Yes, property tax returns must be filed with the county tax office between January 1 and April 1 of each year for most property types.

Q: How often are properties reassessed? A: Georgia law requires properties to be assessed annually, though Counties may conduct comprehensive reappraisals every few years to ensure assessments reflect current market values.

Q: Can I appeal my property assessment? A: Yes, property owners can appeal their assessments. Contact the Towns County Board of Assessors for appeal procedures and deadlines, typically within 45 days of receiving your assessment notice.

Q: What happens if I pay my taxes late? A: Late payments incur penalties and interest. Contact the Towns County Tax Commissioner for specific penalty rates and payment options if you cannot pay by the due date.

Q: Can I pay my property taxes online? A: Many Georgia counties offer online payment options. Check with the Towns County Tax Commissioner's office or visit their website to see if online payments are available.

Q: Why do property tax rates vary within Towns County? A: Different areas within Towns County may be subject to additional special district taxes (fire districts, municipal taxes, etc.), causing variation in total tax rates depending on your property's location.

Q: Is the homestead exemption automatic? A: No, the homestead exemption requires application and is not automatic. You must apply with the county tax assessor and meet residency requirements to qualify.

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
Tax Doc
Property Tax Millage Rates | Department of Revenuedor.georgia.gov
03
2025 Signed Legislationgov.georgia.gov
04
County
County Property Tax Facts Towns | Department of Revenuedor.georgia.gov
05
Tax Doc
Property Tax Returns and Payment - Department of Revenuedor.georgia.gov
06
Tax Doc
Pay Property Taxesgeorgia.gov
07
08 LC 18 6750T H. B. 934 - 1legis.ga.gov
08
09 LC 38 0890/AP H. B. 782 - 1legis.ga.gov
09
11 LC 14 0397 H. B. 524 - 1 - House Bill 524 Bylegis.ga.gov
10
County
Towns County Board of Education - Open Georgiaopen.georgia.gov
All sources verified as of 2025 Tax Year

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