HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Morgan County
Property Tax Guide

Everything you need to know about property taxes in Morgan County, KY. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
0.7% to 1.2% of assessed value (varies by taxing district and location within county)
Exemptions
4+ Available
Section 1

How Property Tax Works

Morgan County, Kentucky operates under the state's property tax system, which funds essential local services including schools, roads, emergency services, and county government operations. Property taxes in Morgan County are based on assessed values determined by the Property Valuation Administrator (PVA) and are subject to both state and local tax rates. The county's effective tax rate typically ranges from approximately 0.7% to 1.2% of assessed value, depending on your specific location within the county.

Property tax rates vary significantly across Morgan County due to special taxing districts, school districts, and municipal boundaries. The Kentucky Department of Revenue sets the statewide real property tax rate at 10.6 cents per $100 of assessed value for 2025, while local rates are determined by the county fiscal court, school boards, and special districts. Property owners should verify their specific tax rate based on their exact location, as residents in different areas of the county may pay different total rates depending on which taxing districts serve their property.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $100)Description
State Real Property Tax$0.106Set by Kentucky Department of Revenue for FY 2025
County General FundVariesDetermined by Morgan County Fiscal Court
School DistrictVariesSet by local school board
Special DistrictsVariesFire districts, library districts, etc. (if applicable)
Total Estimated Rate$0.70-$1.20Combined rate varies by location within county

Note: These rates apply to the 2025 tax year and are based on assessed values as of January 1, 2025. Your actual tax rate depends on which special taxing districts serve your property location. Contact the Morgan County PVA office at (606) 743-3949 for your specific rate calculation.

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 bills issued when there are changes to property ownership, improvements, or new construction that occur after the January 1st assessment date but before the end of the tax year. Common triggers include new home construction, major renovations that increase assessed value, or corrections to previously incorrect assessments.

When supplemental taxes are assessed, they are calculated by applying the current tax rate to the difference between the new assessed value and the original assessed value, prorated for the portion of the tax year remaining. For example, if you complete a $50,000 home addition in July that increases your assessed value by $40,000, and your total tax rate is $1.00 per $100, you would owe approximately $200 in supplemental taxes ($40,000 ÷ 100 × $1.00 × 6/12 months remaining). These supplemental bills are typically issued within 60 days of the assessment change and have their own due dates separate from regular property tax bills.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000 (100% of market value in KY)
  • Homestead Credit Applied: -$39,300 (maximum 2025 credit, requires application)
  • Net Taxable Value: $260,700
  • Tax Rate: $0.85 per $100 (example rate)
  • Annual Tax: $2,216
  • Monthly Escrow: $185

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Homestead Credit Applied: -$39,300 (if eligible and applied)
  • Net Taxable Value: $560,700
  • Tax Rate: $0.85 per $100
  • Annual Tax: $4,766
  • Monthly Escrow: $397

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Homestead Credit Applied: -$39,300 (if eligible and applied)
  • Net Taxable Value: $960,700
  • Tax Rate: $0.85 per $100
  • Annual Tax: $8,166
  • Monthly Escrow: $681

Note: Homestead credits require annual application and eligibility verification. Rates shown are examples and actual rates vary by location within Morgan County.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Morgan County require property tax escrow accounts, where you pay 1/12 of your estimated annual property tax bill with each monthly mortgage payment. The lender holds these funds in escrow and pays your property taxes directly to Morgan County when they become due on May 15th each year. Lenders typically collect an additional 2-3 months of taxes as a cushion to ensure sufficient funds are available.

Each year, your lender will provide an escrow analysis statement showing the previous year's activity and any adjustments needed for the coming year. If property taxes increase due to reassessment or rate changes, your monthly escrow payment may increase accordingly. Property owners are responsible for verifying that their lender pays taxes on time and for the correct amount. You can check payment status through the Morgan County Clerk's office or online payment portal. If you pay off your mortgage or don't have an escrow account, you'll receive tax bills directly and are responsible for payment by the May 15th deadline.

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 for the current tax year? A: Property taxes are due annually by May 15th. For the 2025 tax year, the due date is May 15, 2025.

Q: What homestead tax credits are available and do I need to apply? A: Kentucky offers a homestead exemption for homeowners age 65+ or totally disabled that reduces assessed value by up to $39,300 (2025 amount). This is NOT automatic - you must apply annually with the Morgan County PVA office before the deadline.

Q: How does the homestead credit work exactly? A: The homestead credit reduces your property's assessed value for tax calculation purposes, not the market value. It also caps annual assessment increases. You must file an application each year with the PVA office - it's not automatically renewed.

Q: How often are properties reassessed in Morgan County? A: Kentucky law requires properties to be assessed annually at 100% of fair cash value as of January 1st. The PVA reviews and updates assessments yearly based on market conditions.

Q: What happens if I pay my property taxes late? A: Late payments are subject to penalties and interest charges. After a certain period, properties may be subject to tax sale proceedings initiated by the county attorney.

Q: Can I pay my property taxes online? A: Contact the Morgan County Clerk's office at (606) 743-3285 to inquire about online payment options and accepted payment methods.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Morgan County Board of Assessment Appeals by May 15th of the tax year. Contact the PVA office for appeal forms and procedures.

Q: Do I pay different rates if I live in a city within Morgan County? A: Yes, tax rates vary based on your location within the county due to different school districts, fire districts, and other special taxing districts that may serve your area.

Q: Are there tax credits available for agricultural or forestry land? A: Yes, Kentucky offers agricultural and forestry exemptions that can significantly reduce assessed values for qualifying properties. Applications and annual renewals are required through the PVA office.

Q: Where can I get help with property tax questions? A: Contact the Morgan County PVA office at (606) 743-3949 for assessment questions or the County Clerk at (606) 743-3285 for payment and billing questions.

Verified Sources

Backed by 10 Official Government Sources

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

01
State
2025 State Real Property Tax Rate Drops to 10.6 centsrevenue.ky.gov
02
Tax Doc
Motor Vehicle Property Tax Rates 2025revenue.ky.gov
03
Tax Doc
COMMONWEALTH OF KENTUCKY PROPERTY TAX RATESrevenue.ky.gov
04
Tax Doc
2025 PERSONAL PROPERTY TAX FORMS AND ...revenue.ky.gov
05
Tax Doc
Delinquent Property Tax - Department of Revenuerevenue.ky.gov
06
Tax Doc
Property Tax Forms and Instructions for Public Service ...revenue.ky.gov
07
Homestead Exemption - Department of Revenue - Kentucky.govrevenue.ky.gov
08
Tax Doc
Property Tax - Department of Revenue - Kentucky.govrevenue.ky.gov
09
Homestead Exemptions - Alabama Department of Revenuerevenue.alabama.gov
10
ML23214A269.pdfnrc.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate