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Updated 2025 Tax Year

Union County
Property Tax Guide

Everything you need to know about property taxes in Union 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
0.46% of market value (11.526 mills total), varies by bond obligations
Exemptions
5+ Available
Section 1

How Property Tax Works

Union County, Georgia operates on a property tax system that serves as the primary funding mechanism for essential local services including public safety, road maintenance, schools, and county administration. Property taxes in Union County are calculated using a millage rate system, where one mill equals $1 for every $1,000 of assessed property value. The county assesses property at 40% of fair market value, which is standard across Georgia.

For the 2025 tax year, Union County has established a millage rate of 11.526 mills, consisting of 10.858 mills for maintenance and operations and 0.668 mills for bond obligations. This translates to an effective tax rate of approximately 0.46% of market value for properties without exemptions or credits. However, actual tax rates can vary by location within the county due to special taxing districts, municipal boundaries, and school district overlays that may impose additional millage rates on top of the base county rate.

The county's millage rates may adjust annually based on the Consumer Price Index and budgetary requirements, making it important for property owners to stay informed about rate changes that could affect their tax obligations.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County Maintenance & Operations10.858General county services, administration, public safety
County Bonds0.668Debt service for county-issued bonds
Total County Rate11.526Base county millage rate for 2025
Municipal RatesVariesAdditional rates for incorporated areas
School DistrictVariesAdditional rates depending on school district
Special DistrictsVariesFire districts, water/sewer districts if applicable

Note: These rates apply to the 2025 levy year. Properties located within incorporated municipalities or special taxing districts will have additional millage rates applied on top of the base county rate. Contact the Union County Tax Assessor's office to determine the total millage rate for your specific property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Union 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 Union County are additional property tax assessments that occur when there are changes in property ownership, value, or use after the regular assessment roll has been completed. The most common triggers include new construction completion, property transfers that remove exemptions or credits, and significant improvements that increase property value.

When supplemental taxes are levied, they are calculated based on the difference between the old and new assessed values, multiplied by the applicable millage rate, and prorated for the remaining portion of the tax year. For example, if a home addition worth $50,000 is completed in July, the supplemental tax would be calculated on the additional assessed value ($50,000 × 40% = $20,000) multiplied by the millage rate (11.526 mills = $230.52) and prorated for approximately half the year, resulting in a supplemental bill of about $115.

Property owners typically receive supplemental tax bills within 30-60 days of the triggering event, and these taxes become due immediately upon billing with the same penalty structure as regular property taxes.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (40%): $120,000
  • Less: Standard Homestead Credit: -$2,000 (estimated, requires application)
  • Net Taxable Value: $118,000
  • Annual Tax ($118,000 ÷ 1,000 × 11.526): $1,360.07
  • Monthly Escrow: $113.34

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (40%): $240,000
  • Less: Standard Homestead Credit: -$2,000 (estimated, requires application)
  • Net Taxable Value: $238,000
  • Annual Tax ($238,000 ÷ 1,000 × 11.526): $2,743.19
  • Monthly Escrow: $228.60

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (40%): $400,000
  • Less: Standard Homestead Credit: -$2,000 (estimated, requires application)
  • Net Taxable Value: $398,000
  • Annual Tax ($398,000 ÷ 1,000 × 11.526): $4,587.35
  • Monthly Escrow: $382.28

Note: Tax credits shown require application and approval. Actual credits may vary based on eligibility and current programs. Additional municipal or special district taxes may apply depending on property location.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Union County require property tax escrow accounts for borrowers with less than 20% equity in their homes. Under this system, lenders collect monthly tax payments as part of your mortgage payment and hold these funds in a separate escrow account. The lender then pays your property taxes directly to Union County when they become due.

Property tax payments in Union County are typically due annually, and lenders usually pay these taxes in December for the current tax year. Your lender will conduct an annual escrow analysis to ensure adequate funds are being collected, and any shortage or surplus will be addressed through payment adjustments or refunds. It's important to review your annual escrow statement and verify that your lender has paid the correct amount to Union County.

If you pay your own property taxes without escrow, you're responsible for ensuring timely payment to avoid penalties and potential tax lien issues. You should verify with Union County that payments have been properly credited to your account and maintain records of all tax payments for potential mortgage or refinancing requirements.

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 Union County property taxes due for the current tax year? A: Property tax returns must be filed between January 1 and April 1 annually. Current year taxes are due annually, with online payment options available through the county's website.

Q: What tax credits are available in Union County and do I need to apply? A: While Union County does not offer local homestead exemptions, residents can apply for statewide homestead exemptions and credits. All tax credits require application and are NOT automatically applied. Contact the Union County Tax Assessor's office for current available programs and application requirements.

Q: How does the homestead credit work and do I need to file annually? A: Georgia's homestead exemption caps assessment increases rather than reducing market value directly. Union County did not opt out of the floating homestead exemption base, which helps limit annual assessment growth. You must file an initial application, and renewal requirements vary by program.

Q: How often are properties reassessed in Union County? A: Georgia requires property reassessment at least every six years, though Union County may conduct more frequent assessments. Property owners receive assessment notices and have appeal rights if they disagree with the assessed value.

Q: What are the penalties for late property tax payments? A: Late payment penalties and interest are imposed on delinquent property taxes. Contact Union County's Tax Commissioner for current penalty rates and collection procedures.

Q: Can I pay my property taxes online? A: Yes, Union County offers online property tax payment options. Visit the county's official website or contact the Tax Commissioner's office for available online payment methods and any associated fees.

Q: Do special districts affect my property tax rate? A: Yes, properties located within municipalities, school districts, or special taxing districts (such as fire districts) will have additional millage rates applied on top of the base county rate of 11.526 mills.

Q: How do I appeal my property assessment? A: Property owners who disagree with their assessment can file an appeal with the Union County Board of Tax Assessors. Appeals must be filed within specific timeframes, typically within 45 days of receiving your assessment notice.

Verified Sources

Backed by 10 Official Government Sources

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

01
Minutesunioncountyga.gov
02
Tax Doc
Property Taxesunioncityga.gov
03
County
County Meeting - April 17, 2025, 6:00pm - Minutesunioncountyga.gov
04
County
County Property Tax Facts Union - Department of Revenuedor.georgia.gov
05
Tax Doc
Property Tax Returns and Payment - Department of Revenuedor.georgia.gov
06
County
Union County, GAunioncountyga.gov
07
Tax Doc
Property Tax Homestead Exemptions - Department of Revenuedor.georgia.gov
08
Tax Doc
Pay Property Tax Online - Department of Revenue - Georgia.govdor.georgia.gov
09
Tax Doc
Pay Property Taxesgeorgia.gov
10
Short-Term Rental Ordinanceunioncountyga.gov
All sources verified as of 2025 Tax Year

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