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Updated 2025 Tax Year

Morgan County
Property Tax Guide

Everything you need to know about property taxes in Morgan County, WV. 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 location due to municipal levies and special districts (base ~1% of assessed value)
Exemptions
4+ Available
Section 1

How Property Tax Works

Morgan County, West Virginia operates on an annual property tax system that funds essential local services including schools, law enforcement, fire protection, and county government operations. Property taxes are levied based on assessed values determined by the Morgan County Assessor's Office, with West Virginia's base assessment rate of approximately 1% of fair market value for residential properties.

The effective tax rate in Morgan County varies by location within the county due to special taxing districts, municipal levies, and school district boundaries. Property owners may be subject to additional assessments for services such as fire protection districts, library services, or special improvement projects. The county offers a homestead exemption program that can reduce the taxable assessed value by $20,000 for qualifying owner-occupied residences, though this exemption requires a separate application and is not automatically applied.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $100)Description
County GeneralVariableBasic county services, administration
School LevyVariableMorgan County Board of Education
State LevyVariableWest Virginia state services
Municipal LevyVariableCity services (if applicable)
Special DistrictsVariableFire districts, library, other special services

Note: Specific rates for the current levy year are not yet officially published. Contact the Morgan County Assessor's Office at 304-258-8562 for current rates. Total effective rates typically range from $0.50 to $0.80 per $100 of assessed value, but vary significantly based on your property's location within specific taxing districts.

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 triggered by changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. When these events occur, the county may issue a supplemental tax bill to collect the additional taxes owed for the remainder of the current tax year.

For example, if you complete a $50,000 home addition in March and your property is reassessed, you would owe supplemental taxes on the increased assessed value from March through the end of the tax year. The supplemental tax is calculated by determining the difference between your old and new assessed values, applying the current tax rate, and prorating for the remaining months in the tax year.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value (60%): $180,000
  • Homestead Exemption: -$20,000 (if applied for)
  • Net Taxable Value: $160,000
  • Annual Tax (est. $0.65/$100): $1,040
  • Monthly Escrow: ~$87

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value (60%): $360,000
  • Homestead Exemption: -$20,000 (if applied for)
  • Net Taxable Value: $340,000
  • Annual Tax (est. $0.65/$100): $2,210
  • Monthly Escrow: ~$184

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value (60%): $600,000
  • Homestead Exemption: -$20,000 (if applied for)
  • Net Taxable Value: $580,000
  • Annual Tax (est. $0.65/$100): $3,770
  • Monthly Escrow: ~$314

Note: Homestead exemption requires separate application and is not automatic. Actual rates vary by special taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Morgan County require property tax escrow accounts for borrowers with less than 20% down payment. Your lender collects monthly property tax payments as part of your mortgage payment and holds these funds in an escrow account. The lender pays your property taxes directly to Morgan County when they become due.

Property taxes in Morgan County are due in two installments: the first installment by September 1st and the second installment by March 1st of the following year. Lenders typically pay each installment when due. You should receive an annual escrow analysis from your lender showing the projected tax payments and any required adjustments to your monthly escrow amount. You can verify payments were made correctly by checking with the Morgan County Sheriff's Tax Office or visiting morgancountywv.gov for online payment records.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Morgan County? A: Property taxes are due in two installments - first by September 1, 2025, and second by March 1, 2026. Late payments incur penalties and interest charges.

Q: What is the homestead exemption and do I need to apply? A: The homestead exemption reduces your taxable assessed value by $20,000 for owner-occupied residences. You must apply for this exemption - it is not automatic. Contact the Morgan County Assessor's Office at 304-258-8562 for application forms and deadlines.

Q: Are there other tax credits available? A: West Virginia offers various tax credits for seniors, disabled veterans, and other qualifying situations. All credits require separate applications with specific documentation and deadlines. Contact your county assessor for available programs.

Q: How often are properties reassessed? A: West Virginia law requires periodic reassessment, but the specific schedule varies by county. Contact the Morgan County Assessor's Office for current reassessment schedules and appeal procedures.

Q: Can I pay my property taxes online? A: Yes, online payment is available through morgancountywv.gov. There is a $23.00 processing fee for each real property payment ticket.

Q: What happens if I pay late? A: Late payments are subject to penalties and interest charges. Properties with delinquent taxes may eventually be subject to tax lien proceedings or tax sales.

Q: How do special taxing districts affect my bill? A: Your location determines which special districts apply to your property, such as fire protection districts or library services. These additional levies appear as separate line items on your tax bill.

Q: How can I appeal my property assessment? A: Assessment appeals must be filed within specific timeframes, typically within 60 days of receiving your assessment notice. Contact the Morgan 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
Tax Doc
Tentative Schedule for 2024 Taxesmorgancountywv.gov
02
County
Sheriff's Tax Office – Morgan County West Virginiamorgancountywv.gov
03
Fund Balance Reportmorgancounty.colorado.gov
04
Tax Doc
Property Tax Due Dates - West Virginia Tax Division - WV.govtax.wv.gov
05
Tax Doc
Tentative Schedule for 2022 Taxesmorgancountywv.gov
06
LAW OFFICES OF DAWN WHITE, L.C.psc.state.wv.us
07
Tax Doc
article 6b. homestead property tax exemption.wvlegislature.gov
08
Tax Doc
Property Tax Exemptions - West Virginia Tax Division - WV.govtax.wv.gov
09
Tax Doc
Property Tax Modernization Amendmentwvlegislature.gov
10
stc1232c.pdftax.wv.gov
All sources verified as of 2025 Tax Year

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