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Updated 2025 Tax Year

Webster County
Property Tax Guide

Everything you need to know about property taxes in Webster 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% effective rate (varies by district and municipal boundaries within county)
Exemptions
4+ Available
Section 1

How Property Tax Works

Webster County, Georgia operates under the state's property tax system, where property taxes serve as the primary funding mechanism for essential county services including public safety, road maintenance, judicial services, and administrative operations. The county follows Georgia's standard assessment practices, valuing properties at 40% of fair market value, with tax rates applied to this assessed value.

Property tax rates in Webster County vary by location within the county due to different special taxing districts and municipal boundaries. The effective tax rate typically ranges around 1% of assessed value, though this can vary based on your specific location and applicable district taxes. Property owners should note that actual tax bills depend not only on the base county rate but also on any additional assessments for school districts, municipal services, or special improvement districts that may apply to their specific property location.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County General FundTBDBasic county services and operations
School DistrictTBDLocal education funding
Municipal (if applicable)VariesCity services for incorporated areas
Special DistrictsVariesFire districts, water/sewer, other local services

Note: The FY 2025-2026 tax rates for Webster County have not yet been finalized by the county commissioners. Rates are typically set during budget proceedings and vary significantly by location within the county based on applicable special taxing districts. Property owners should verify their specific rate by checking with the Webster County Tax Assessor's office, as properties in different areas of the county may be subject to different combinations of these taxes.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Webster 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 Georgia counties like Webster are typically 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 county assessor calculates the difference between the old and new assessed values and applies the current tax rate to determine any additional taxes owed.

For example, if you complete a home addition worth $50,000 in assessed value mid-year, you would owe supplemental taxes on that $50,000 increase, prorated for the portion of the tax year remaining after the improvement was completed. The supplemental bill would be calculated using the same tax rate applied to your regular annual assessment.

Example Calculation

Example 1: $300,000 Market Value Home

  • Assessed Value (40%): $120,000
  • Less: Homestead Credit (if applied): Varies
  • Net Taxable Value: ~$120,000
  • Annual Tax (est. 1.0%): ~$1,200
  • Monthly Escrow: ~$100

Example 2: $600,000 Market Value Home

  • Assessed Value (40%): $240,000
  • Less: Homestead Credit (if applied): Varies
  • Net Taxable Value: ~$240,000
  • Annual Tax (est. 1.0%): ~$2,400
  • Monthly Escrow: ~$200

Example 3: $1,000,000 Market Value Home

  • Assessed Value (40%): $400,000
  • Less: Homestead Credit (if applied): Varies
  • Net Taxable Value: ~$400,000
  • Annual Tax (est. 1.0%): ~$4,000
  • Monthly Escrow: ~$333

Note: These calculations use estimated rates. Actual rates vary by district location. Tax credits shown require separate application and are not automatic.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Webster County require borrowers to establish escrow accounts for property tax payments, particularly when the loan-to-value ratio exceeds 80%. Your lender collects monthly payments equal to 1/12th of your estimated annual property tax bill and holds these funds in escrow until tax payments are due.

Webster County property taxes are typically due in two installments: the first payment by the second Monday in January and the second payment by the second Monday in July. Your lender will make these payments on your behalf from your escrow account. Property owners should verify their tax bills annually and notify their lender of any significant changes, as escrow shortages or surpluses may require payment adjustments. You can typically access your property tax information online through the Webster County Tax Assessor's website to verify the amounts your lender is paying.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Webster County for the current fiscal year? A: Property taxes are typically due in two installments - the first by the second Monday in January and the second by the second Monday in July. Contact the Webster County Tax Commissioner for exact FY 2025-2026 due dates.

Q: What homestead tax credits are available and do I need to apply? A: Webster County offers statewide homestead exemptions that must be applied for - they are not automatic. These credits limit annual assessment increases rather than reducing your home's value. Applications must be filed by April 1st to be effective for the current tax year.

Q: How does the homestead credit work? A: The homestead credit caps the annual increase in your home's assessed value for tax purposes, typically limiting growth to no more than inflation or a set percentage. This protects long-term residents from dramatic tax increases due to rising property values, but requires filing an application.

Q: How often are properties reassessed in Webster County? A: Georgia requires counties to reassess properties periodically. Webster County follows state guidelines for assessment cycles. Property owners receive assessment notices and have the right to appeal valuations through the county Board of Assessors.

Q: What penalties apply for late property tax payments? A: Georgia law allows counties to impose penalties and interest on late property tax payments. Contact the Webster County Tax Commissioner for specific penalty rates and collection procedures.

Q: Can I pay my property taxes online? A: Many Georgia counties offer online payment options. Check the Webster County Tax Commissioner's website or contact their office directly for available payment methods and any associated convenience fees.

Q: How do special district taxes affect my bill? A: Depending on your property location, you may pay additional taxes for fire districts, municipal services, or other special assessments. These vary significantly by area within Webster County and are added to your base county tax rate.

Q: What if I disagree with my property assessment? A: Property owners can appeal assessments through the Webster County Board of Assessors. Appeals typically must be filed within 45 days of receiving your assessment notice, and you can present evidence supporting a different valuation.

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
Fair Market Value Detaildor.georgia.gov
04
Real and Personal Property Forms and Applicationsdor.georgia.gov
05
County
Southwestern Judicial Circuit | Lee County, Georgialeecountyga.gov
06
Georgia.govgeorgia.gov
07
County
County Property Tax Facts Webster - Department of Revenuedor.georgia.gov
08
PT-10Ador.georgia.gov
09
2025 Signed Legislationgov.georgia.gov
10
RP-467websterny.gov
All sources verified as of 2025 Tax Year

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