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Updated 2025 Tax Year

Decatur County
Property Tax Guide

Everything you need to know about property taxes in Decatur 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 - base county rate plus municipal and special district levies
Exemptions
4+ Available
Section 1

How Property Tax Works

Decatur County, Tennessee operates under the state's property tax system to fund essential local services including schools, roads, law enforcement, and county operations. Property owners pay taxes based on their property's assessed value multiplied by the local tax rate, which is set annually by the Decatur County Commission. The county follows Tennessee's standard assessment ratio system, where residential properties are typically assessed at 25% of their appraised market value.

Tax rates in Decatur County vary by location within the county due to special taxing districts, municipal boundaries, and school district assessments. Property owners may be subject to additional levies for fire districts, utility districts, or municipal services depending on their property's location. The county operates on a reappraisal cycle as established by the Tennessee State Board of Equalization, with properties reassessed periodically to reflect current market values.

All property assessments are based on January 1st valuations, and various tax relief programs are available for qualifying homeowners, though most require annual applications and have specific eligibility requirements and deadlines.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
County GeneralTBDBasic county services, administration, roads
County Debt ServiceTBDBond payments for county infrastructure
School OperatingTBDDecatur County Schools operations
School Debt ServiceTBDSchool construction and improvement bonds
State EducationVariesState-mandated school funding
Special DistrictsVariesFire districts, utility districts (if applicable)

Note: The Decatur County Commission sets final tax rates annually. Rates shown are for the current levy year and may vary by special taxing district within the county. Property owners should verify their specific rate based on their property's location and applicable districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Decatur 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 Decatur County are additional property tax assessments that occur when there are changes to a property's value or ownership outside the normal assessment cycle. These are most commonly triggered by new construction, substantial improvements, or corrections to property records discovered after the main tax roll is completed.

When supplemental taxes are assessed, they are calculated based on the difference between the old assessed value and the new assessed value, multiplied by the applicable tax rate for the remaining portion of the tax year. For example, if a $50,000 addition is completed and assessed in January, the supplemental tax would apply to that additional assessed value for the full remaining tax year. Property owners receive separate supplemental tax bills that specify the reason for the additional assessment and the calculation method used.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (25%): $75,000
  • Less: Homestead Credit (if applicable): $0-$25,000
  • Net Taxable Value: ~$50,000-$75,000
  • Annual Tax (estimated 1.5%): $750-$1,125
  • Monthly Escrow: $63-$94

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (25%): $150,000
  • Less: Available Tax Credits: $0-$25,000
  • Net Taxable Value: ~$125,000-$150,000
  • Annual Tax (estimated 1.5%): $1,875-$2,250
  • Monthly Escrow: $156-$188

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (25%): $250,000
  • Less: Available Tax Credits: $0-$25,000
  • Net Taxable Value: ~$225,000-$250,000
  • Annual Tax (estimated 1.5%): $3,375-$3,750
  • Monthly Escrow: $281-$313

Note: Tax credits require annual application and eligibility verification. Actual rates vary by special taxing district.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Decatur County require property tax escrow accounts for borrowers with less than 20% down payment or those who choose this option. The lender collects monthly tax payments as part of your mortgage payment and holds these funds in escrow until taxes are due. Lenders typically collect 1/12th of the annual tax bill each month, plus a cushion of 2-3 months.

Property tax bills in Decatur County are typically due in the fall, and lenders receive these bills directly or access them online to ensure timely payment. After paying your taxes, the lender will provide you with documentation showing the payment was made on your behalf. Property owners should review their annual escrow analysis statement to ensure adequate funds are being collected, as tax increases or assessment changes may require escrow payment adjustments.

If you don't have an escrow account, you are responsible for paying property taxes directly to the Decatur County Trustee by the specified due dates to avoid penalties and interest charges.

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 Decatur County? A: Property taxes are typically due by October 1st each year, with penalty and interest charges applying to late payments. Check with the Decatur County Trustee's office for exact due dates for the current tax year.

Q: What tax credits are available and do they require application? A: Tennessee offers several tax relief programs including homestead exemption for qualifying homeowners, elderly and disabled tax relief, and veterans' exemptions. All credits require annual application and must be filed by the deadline, typically 35 days after the tax delinquency date.

Q: How does the homestead credit work? A: The homestead credit limits annual assessment increases on your primary residence, typically capping increases at a certain percentage. This credit does not reduce your property's market value but limits how much your assessment can increase year-over-year. Application is required.

Q: How often are properties reassessed in Decatur County? A: Decatur County follows the state reappraisal schedule. Property owners receive notice before reassessment and have the right to appeal their new assessment through the county Board of Equalization.

Q: What are the penalties for late property tax payment? A: Late payments incur penalty and interest charges as set by state law. Contact the Decatur County Trustee for current penalty rates and payment options.

Q: Can I pay my property taxes online? A: Check the Decatur County Trustee's website for available online payment options, accepted payment methods, and any associated convenience fees.

Q: How do special district taxes work? A: Properties located within special taxing districts (fire, utility, municipal) pay additional taxes for those services. Your tax bill will itemize all applicable district taxes based on your property's location.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Decatur County Board of Equalization within the specified timeframe after receiving your assessment notice. Contact the County Assessor's office for appeal procedures and deadlines.

Verified Sources

Backed by 10 Official Government Sources

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

01
Reappraisal Schedule - Tennessee Comptroller of the Treasurycomptroller.tn.gov
02
Tax Doc
How to Calculate Your Tax Billcomptroller.tn.gov
03
Tax Doc
Tax Year 2025 - ApprAisAl rAtio study reportcomptroller.tn.gov
04
Assessment Schedule - Tennessee Comptroller of the Treasurycomptroller.tn.gov
05
Tangible Personal Propertycomptroller.tn.gov
06
Homestead Exemption in Tennessee: Finding a Balancetn.gov
07
Tax Doc
Property Tax Reliefcomptroller.tn.gov
08
Exemptions - Tennessee Comptroller of the Treasurycomptroller.tn.gov
09
County
Decatur County, Tennessee - Comptroller of the Treasurycomptroller.tn.gov
10
Dale Anthony Scott, et al. v. Marion Yarbro, et al.tncourts.gov
All sources verified as of 2025 Tax Year

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