Is my Albany property tax too high?

The median annual property tax bill in Albany is $1,694 (Census ACS). If your assessed value is higher than what your home would actually sell for, you are paying more than that. Compare your assessed value to recent sales of comparable homes nearby.

How much of my income goes to property taxes in Albany?

At the median, Albany homeowners pay 3.59% of their household income ($47,240/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.

How is my Albany property tax bill calculated?

Georgia taxes property at 40% of fair market value. For Albany's median home ($124,300), the assessed value is $49,720. Multiply by Dougherty County's millage rate of 4.623% to get your annual bill. In growing cities like Albany, reassessments often outpace actual market conditions -- compare your assessed value per square foot to recent closed sales within 1 mile of your home.

What evidence wins a property tax appeal in Albany?

The strongest evidence is 3-5 comparable sales -- homes similar to yours in size, age, and condition that sold recently for less than your assessed value. In Albany, there are typically enough recent sales to build a strong case. Focus on per-square-foot price comparisons and adjust for differences in lot size, condition, and amenities.

Can my property tax go up if I appeal?

Losing at the Board of Equalization cannot raise your value, with one exception. Under O.C.G.A. § 48-5-311(e)(9), the Board of Equalization, a hearing officer, or an arbitrator can lower your value but cannot raise it above the value the county assessors set. The exception is a value already frozen by an earlier appeal: on an appeal filed while that freeze is in effect, the Board is not capped and could raise the value. That limit applies to the deciding body; the county assessors can still make changes or corrections to your value when they review your appeal.

Albany, GA: Is Your Property Tax Assessment Too High? (2026)

By AppealAlly Team · Published April 1, 2026

The median Albany homeowner pays $1,694/year in property taxes. That is 3.59% of median household income. See how Albany compares and check your savings potential.

Key Takeaways

Appeal deadline: Georgia law sets it at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.Median home value: $124,300 in Albany.Median annual tax bill: $1,694.Tax burden: 3.59% of median household income in Albany.Potential savings: ~$229/year from a 10% reduction, or $687 over 3 years with the 299c freeze (estimated, subject to the statutory exceptions).Filed with: Dougherty County Board of Assessors (not the city).Free to file: the Board of Equalization can lower your value but cannot raise it above the county assessors' figure, except on a value already frozen by an earlier appeal.

Albany spreads along the Flint River in the heart of Southwest Georgia, a city of about 67,224 that anchors Dougherty County, home to Albany State University and a downtown shaped by the Albany Movement of the civil rights era, with an economy long tied to the surrounding pecan and farm country. Housing is among the most affordable of any sizable Georgia city, with a median home value of about $124,300, just below Dougherty County's own median of $134,400. What is not modest is the rate: Dougherty's effective property tax rate runs about 1.85 percent, among the highest in the state, so even inexpensive homes generate real tax pressure. The median Albany household earns $47,240 and puts roughly 3.6 percent of its income toward property tax, a heavier share than homeowners carry in most metro Atlanta suburbs where houses cost three times as much. Across Dougherty County, home values run from roughly $82,979 at the 25th percentile to $222,949 at the 75th, and in a market this affordable, assessment errors carry outsized weight, because a valuation set a few thousand dollars too high represents a meaningful slice of the whole house. Older housing stock and block-by-block variation in condition, with thin sales volume in some neighborhoods, make Albany a place where the assessor's number deserves a hard look rather than a shrug. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.

Albany Appeal Quick Facts

Appeal Deadline: Georgia law sets it at 45 days from the date of the assessment notice. The date printed on your notice controls. Confirm with your county before you file.
Appeal Form: PT-311A
Filed With: Dougherty County Board of Assessors
Assessor Phone: 229-431-2130
Median Home Value: $124,300 (-8% below Dougherty County median)
Median Annual Tax Bill: $1,694 (Census ACS 2024)
Tax Burden: 3.59% of median household income

Is your Albany property tax assessment too high?

The median home in Albany is valued at $124,300, and the typical homeowner pays about $1,694 per year in property tax (Census ACS 2024), based on Dougherty County's 4.623% combined millage applied to 40% of fair market value after exemptions. That means the typical Albany homeowner spends 3.59% of household income on property taxes alone. If Dougherty County has overestimated your home's fair market value, you are paying more than you should. Filing is free, and the Board of Equalization can lower your value but cannot raise it above the county assessors' figure, except on a value already frozen by an earlier appeal. At $124,300, Albany home values are 8% below the Dougherty County median, 26% below Georgia's statewide median of $170,200, 60% below the national median of $318,000.

Check If Your Albany Home Is Overassessed

How does Albany compare to other Dougherty County cities?

What evidence matters for Albany appeals?

With a population of 67,224, Albany has plenty of recent sales to draw from. The strongest evidence is 3-5 comparable sales: homes similar to yours in size, age, and condition that sold recently for less than your assessed value. Focus on per-square-foot price comparisons and adjust for differences in lot size, condition, and amenities. For the full evidence strategy, exemption details, and step-by-step filing instructions, see our Dougherty County Property Tax Guide.

How much can you save in Albany?

Based on a combined tax rate of 4.623%. Your actual rate may vary by tax district. Three-year figures are estimates and apply only if your value is reduced; you can then keep saving for up to three years, subject to the statutory exceptions.

A 10% reduction on the median Albany home ($124,300 down by $12,430) would save approximately $230 per year, or $690 over three years (estimated, subject to the statutory exceptions) with the 299c value freeze.

At 3.59% of household income, even a modest reduction in your assessed value makes a real difference in your annual budget.

File your appeal through Dougherty County

Property tax appeals in Albany are filed with the Dougherty County Board of Assessors. To appeal, submit a PT-311A form. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.

Dougherty County Board of Assessors: 240 Pine Ave, Albany, GA 31702 | 229-431-2130 For the full appeal process and deadline details, see our Dougherty County Property Tax Guide.

Explore Dougherty County

Based on 2024 American Community Survey estimates and Dougherty County millage rates.

Frequently Asked Questions

Is my Albany property tax too high?: The median annual property tax bill in Albany is $1,694 (Census ACS). If your assessed value is higher than what your home would actually sell for, you are paying more than that. Compare your assessed value to recent sales of comparable homes nearby.
Who do I contact to appeal my Albany property tax?: Appeals are filed with the Dougherty County Board of Assessors, not at the city level. File a PT-311A form. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.
How much of my income goes to property taxes in Albany?: At the median, Albany homeowners pay 3.59% of their household income ($47,240/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.
How is my Albany property tax bill calculated?: Georgia taxes property at 40% of fair market value. For Albany's median home ($124,300), the assessed value is $49,720. Multiply by Dougherty County's millage rate of 4.623% to get your annual bill. In growing cities like Albany, reassessments often outpace actual market conditions -- compare your assessed value per square foot to recent closed sales within 1 mile of your home.
What evidence wins a property tax appeal in Albany?: The strongest evidence is 3-5 comparable sales -- homes similar to yours in size, age, and condition that sold recently for less than your assessed value. In Albany, there are typically enough recent sales to build a strong case. Focus on per-square-foot price comparisons and adjust for differences in lot size, condition, and amenities.
Can my property tax go up if I appeal?: Losing at the Board of Equalization cannot raise your value, with one exception. Under O.C.G.A. § 48-5-311(e)(9), the Board of Equalization, a hearing officer, or an arbitrator can lower your value but cannot raise it above the value the county assessors set. The exception is a value already frozen by an earlier appeal: on an appeal filed while that freeze is in effect, the Board is not capped and could raise the value. That limit applies to the deciding body; the county assessors can still make changes or corrections to your value when they review your appeal.