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Updated 2025 Tax Year

Bedford County
Property Tax Guide

Everything you need to know about property taxes in Bedford County, TN. 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
Varies by district - county base rate plus municipal and special district rates
Exemptions
4+ Available
Section 1

How Property Tax Works

Bedford County, Tennessee operates a property tax system that funds essential local services including schools, public safety, infrastructure, and county government operations. Property taxes are levied on both real estate and personal property, with the county's tax rate set annually by the Bedford County Commission. The property tax system serves as a primary revenue source for maintaining the quality of life and public services that residents depend on throughout the county.

The effective tax rate varies by location within Bedford County due to special taxing districts that may levy additional assessments for specific services or improvements. Property owners should be aware that their total tax bill may include charges from multiple taxing authorities, including the county general fund, school district, and any applicable special districts. The county uses a calendar year assessment cycle, with taxes typically due by December 31st of each year. Property owners are encouraged to verify their specific tax obligations and available tax relief programs through the Bedford County Assessor's office.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $100)Description
County General FundVariesGeneral county operations, services, and administration
School DistrictVariesBedford County school system funding
Total Base Rate$2.3252Combined rate for FY 2025-2026
Special DistrictsVariesAdditional assessments for specific geographic areas

The total property tax rate for Bedford County for fiscal year 2025-2026 is $2.3252 per $100 of assessed value, which remains unchanged from the previous year. This rate applies to the base county and school district levies. Property owners in special taxing districts may pay additional amounts depending on their specific location within the county. These special districts can include fire districts, utility districts, or other improvement districts that provide localized services requiring additional funding.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Bedford 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 Bedford County are additional property tax assessments that occur when there are changes to property ownership, improvements, or new construction that affects the assessed value outside of the regular annual assessment cycle. These supplemental bills are issued when the county assessor determines that additional taxes are owed due to circumstances such as property transfers, completion of new construction, or discovery of previously unassessed improvements.

When supplemental taxes are levied, they are calculated based on the difference between the new assessed value and the previous assessed value, prorated for the portion of the tax year remaining. For example, if a property undergoes $100,000 in improvements completed in March, and the improvement adds $100,000 to the assessed value, the supplemental tax would be calculated as: ($100,000 ÷ 100) × $2.3252 × (9 months remaining ÷ 12 months) = $174.39 for the remainder of that tax year.

Example Calculation

Example 1: $300,000 Property

  • Market Value: $300,000
  • Assessed Value (25%): $75,000
  • Less: Homestead Credit Applied: $7,500
  • Net Taxable Value: $67,500
  • Annual Tax: ($67,500 ÷ 100) × $2.3252 = $1,569.51
  • Monthly Escrow: $130.79

Example 2: $600,000 Property

  • Market Value: $600,000
  • Assessed Value (25%): $150,000
  • Less: Homestead Credit Applied: $15,000
  • Net Taxable Value: $135,000
  • Annual Tax: ($135,000 ÷ 100) × $2.3252 = $3,139.02
  • Monthly Escrow: $261.59

Example 3: $1,000,000 Property

  • Market Value: $1,000,000
  • Assessed Value (25%): $250,000
  • Less: Homestead Credit Applied: $25,000
  • Net Taxable Value: $225,000
  • Annual Tax: ($225,000 ÷ 100) × $2.3252 = $5,231.70
  • Monthly Escrow: $435.98

Note: Tax credits shown require application and approval. Actual credits may vary based on eligibility and available programs.

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Section 5

Escrow & Property Taxes

Most mortgage lenders require property owners to maintain an escrow account for property tax payments, especially when the loan-to-value ratio exceeds 80%. The lender collects monthly escrow payments along with your mortgage payment and holds these funds to pay your annual property tax bill when due. Bedford County property taxes are due by December 31st each year, and lenders typically pay these bills in late December or early January to ensure timely payment and avoid penalties.

Property owners with escrow accounts should review their annual escrow analysis statement to ensure adequate funds are being collected. If property values increase significantly or tax rates change, you may need to adjust your monthly escrow payment to avoid shortages. Lenders are required to provide advance notice of escrow payment changes and may offer options to pay shortages over time. Property owners can verify that their taxes have been paid by checking with the Bedford County Trustee's office or accessing online payment records.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
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Section 6

Frequently Asked Questions

Q: When are Bedford County property taxes due for FY 2025-2026? A: Property taxes are due by December 31, 2025. Tangible personal property schedules are mailed by February 1 and due by March 1.

Q: What tax credits are available and do I need to apply? A: Tennessee offers property tax relief programs for eligible homeowners, including elderly and disabled tax relief. These are tax credits that require application and approval - they are NOT automatic. Contact the Bedford County Assessor's office for available programs and application requirements.

Q: How does the Homestead credit work? A: The Homestead credit caps annual assessment increases rather than reducing market value. This credit requires filing an application and limits how much your assessed value can increase each year, providing tax stability for homeowners.

Q: How often are properties reassessed in Bedford County? A: Tennessee requires county-wide property reappraisals every 4-6 years. Between reappraisals, properties may be reassessed due to improvements, damage, or ownership changes.

Q: What are the penalties for late property tax payments? A: Late payments incur interest charges and penalties. Contact the Bedford County Trustee's office for specific penalty rates and payment options.

Q: Can I pay my property taxes online? A: Check with the Bedford County Trustee's office for available online payment options and accepted payment methods.

Q: How do special district taxes affect my bill? A: If your property is located within a special taxing district (fire district, utility district, etc.), you'll pay additional taxes beyond the base $2.3252 rate. These vary by location and district services.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Bedford County Board of Equalization during the designated appeal period. Contact the County Assessor's office for appeal procedures and deadlines.

Q: What triggers a supplemental tax bill? A: Supplemental taxes are issued for ownership changes, new construction completion, additions, or other improvements that increase assessed value between regular assessment cycles.

Q: Where can I get help with property tax questions? A: Contact the Bedford County Assessor's office for assessment questions or the Bedford County Trustee's office for payment and collection questions.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Bedford County Board of Commissioners Special Called ...bedfordcountytn.gov
02
Tax Doc
No property tax increase in 2025-26 budgetbedfordcountytn.gov
03
Tax Doc
2025 Tennessee Property Taxescomptroller.tn.gov
04
County
Welcome to Bedford Countybedfordcountytn.gov
05
County
Bedford County Board of Commissioners ...bedfordcountytn.gov
06
Assessment Schedule - Tennessee Comptroller of the Treasurycomptroller.tn.gov
07
Tax Doc
Property Tax Relief - Tennessee Comptroller of the Treasurycomptroller.tn.gov
08
Exemptions - Tennessee Comptroller of the Treasurycomptroller.tn.gov
09
Tax Doc
PROPERTY TAX RELIEF PROGRAMcomptroller.tn.gov
10
County
Bedford County Department of Financebedfordcountytn.gov
All sources verified as of 2025 Tax Year

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