Updated 2025 Tax Year

Obion County
Property Tax Guide

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

8 Official Sources

8 min read

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Quick Facts

Tax Rate

1.17%+ effective rate, varies by municipal boundaries and special districts

Exemptions

4+ Available

Section 1

How Property Tax Works

Obion County, Tennessee operates on a property tax system that funds essential local services including schools, roads, law enforcement, and county government operations. Property taxes are calculated based on the assessed value of real estate, which is determined by the county property assessor and multiplied by applicable tax rates. The assessed value is calculated by multiplying the appraised (market) value by Tennessee's assessment ratio.

Property tax rates in Obion County vary significantly depending on your specific location within the county due to municipal boundaries and special taxing districts. Properties within city limits face both county and city tax rates, while rural properties typically pay only county rates. The total effective tax rate can range from approximately 1.17% to 2.83% of assessed value depending on your jurisdiction. Property owners should verify their exact tax rate based on their specific address, as special service districts may impose additional assessments for services like fire protection or utility districts.

Tax records in Obion County are available from 1871 forward, providing a long history of property taxation in the area. The county follows Tennessee's standard property tax calendar, with assessments conducted regularly and tax bills issued annually.

Section 2

What Makes Up Your Tax Bill

Component	Rate (per $100 assessed value)	Description
Obion County Base Rate	$1.1653	Funds county government services, schools, and infrastructure
City Tax Rate (within city limits)	$1.6677	Additional municipal services for incorporated areas
Total Rate - County Only	$1.1653	Rural/unincorporated areas
Total Rate - City Areas	$2.8330	County rate + City rate combined

Rates shown are for FY 2025 levy year and apply within respective jurisdictions. Additional special district assessments may apply for fire protection, utility districts, or other special services. Contact the Obion County Assessor's office to verify the exact rate applicable to your specific property address, as rates can vary by special taxing districts throughout the county.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Obion 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 Obion County are additional tax assessments that occur when there are changes to property ownership, value, or use outside of the regular annual assessment cycle. Common triggers include new construction completion, property ownership transfers, changes in property use classification, or corrections to assessment errors discovered after the regular tax roll has been finalized.

When a supplemental tax is issued, it covers the period from when the change occurred until the end of the current tax year. The calculation is based on the difference between the old assessed value and the new assessed value, prorated for the remaining months in the tax year. For example, if new construction worth $100,000 in assessed value is completed in January and the tax rate is $1.1653 per $100, the supplemental tax would be approximately $1,165 for the remainder of that tax year.

Supplemental tax bills are issued separately from regular annual tax bills and have their own due dates. Property owners receive notice of supplemental assessments and have appeal rights similar to regular property tax assessments.

Example Calculation

Example 1: $300,000 Home (County Area Only)

Market Value: $300,000
Assessed Value (25% ratio): $75,000
Tax Rate: $1.1653 per $100
Annual Tax: $874.98
Monthly Escrow: $72.92

Example 2: $600,000 Home (Within City Limits)

Market Value: $600,000
Assessed Value (25% ratio): $150,000
Tax Rate: $2.8330 per $100 (County + City)
Annual Tax: $4,249.50
Monthly Escrow: $354.13

Example 3: $1,000,000 Home (Within City Limits)

Market Value: $1,000,000
Assessed Value (25% ratio): $250,000
Tax Rate: $2.8330 per $100 (County + City)
Annual Tax: $7,082.50
Monthly Escrow: $590.21

Note: These calculations assume standard residential assessment ratios and do not include potential tax credits such as homestead exemption, elderly/disabled credits, or veteran credits, which require separate applications and can reduce your tax liability. Contact the Obion County Assessor's office to determine what credits you may qualify for.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Obion County require property tax escrow accounts for borrowers, particularly those with less than 20% equity. Your lender collects monthly escrow payments along with your mortgage payment, typically 1/12 of your estimated annual property tax bill. These funds are held in a separate account and used to pay your property taxes when they become due.

Property taxes in Obion County become due the first Monday in October each year, with a grace period extending through the last day of February of the following year. Lenders typically pay taxes during this window, often in late fall or early winter. Your lender will provide an annual escrow analysis showing how your tax payments, insurance, and any escrow shortages or surpluses are calculated.

If your property taxes increase due to reassessment or rate changes, your lender may adjust your monthly escrow payment and could require you to make up any shortage over 12 months. You should receive your actual tax bill even when using escrow, allowing you to verify that payments are made correctly and to understand any changes in your assessment or applicable tax rates.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Obion County for the current fiscal year? A: Property taxes become due the first Monday in October each year and may be paid through the last day of February of the following year without penalty.

Q: What tax credits are available and do they require application? A: Tennessee offers various tax credits including homestead exemption for primary residences, elderly/disabled person credits, and veteran disability credits. Most credits require annual application through the Obion County Assessor's office and are NOT automatic.

Q: How does the homestead exemption work? A: The homestead exemption is actually a tax credit that can reduce your tax liability on your primary residence. It requires application and proof of residency. This is different from assessment caps that limit increases - contact the county assessor for current exemption amounts and application requirements.

Q: How often are properties reassessed? A: Tennessee follows a statewide reappraisal cycle. Contact the Obion County Assessor's office for the current reappraisal schedule and to understand how assessments are determined.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Obion County Board of Equalization within specific deadlines after assessment notices are mailed. Contact the assessor's office for appeal forms and deadlines.

Q: What are the penalties for late payment? A: Penalties and interest apply to taxes not paid by the February deadline. Contact the Obion County Trustee's office for current penalty rates and payment options.

Q: Can I pay my property taxes online? A: Contact the Obion County Trustee's office to verify current online payment options and accepted payment methods.

Q: Why is my tax rate different from my neighbor's? A: Tax rates vary based on your exact location within Obion County. Properties within city limits pay both county and city taxes, while rural properties typically pay only county taxes. Special service districts may also impose additional rates.

Verified Sources

Backed by 8 Official Government Sources

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

Tax Doc

Property Tax - City of Union Cityunioncitytn.gov

Trusteeobioncountytn.gov

County

goodlettsville - sumner countygoodlettsville.gov

Tangible Personal Propertycomptroller.tn.gov

Important Noticestn.gov

National Register of Historic Places Continuation Sheetnpgallery.nps.gov

Tax Doc

How to Calculate Your Tax Billcomptroller.tn.gov

County

Obion County, Tennesseecomptroller.tn.gov

All sources verified as of 2025 Tax Year

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Obion CountyProperty Tax Guide