Cave Spring, GA: Is Your Property Tax Assessment Too High? (2026)
The median Cave Spring homeowner pays $1,326/year in property taxes. That is 2.61% of median household income. See how Cave Spring compares and check your savings potential.
Key Takeaways
Appeal deadline: 45 days from your assessment notice date - strictly enforced.Median home value: $152,200 in Cave Spring.Median annual tax bill: $1,326.Tax burden: 2.61% of median household income in Cave Spring.Potential savings: ~$174/year from a 10% reduction, or $522 over 3 years with the 299c freeze.Filed with: Floyd County Board of Assessors (not the city).No risk: Georgia law guarantees your assessment cannot increase from filing an appeal.
Cave Spring is a small Floyd County city known for its natural limestone spring and historic downtown, where home values of about $152,000 sit roughly 30% below the county median. That discount should be reflected in your assessment -- and if it isn't, you have options.
Cave Spring Appeal Quick Facts
Appeal Deadline: 45 days from the date of the assessment notice
Median Home Value: $152,200 (-30% below Floyd County median)
Estimated Annual Tax Bill: $1,326
Tax Burden: 2.61% of median household income
Is your Cave Spring property tax assessment too high?
The median home in Cave Spring is valued at $152,200, producing an estimated annual tax bill of $1,745 at Floyd County's 2.867% combined rate. That means the typical Cave Spring homeowner spends 2.61% of household income on property taxes alone. If Floyd County has overestimated your home's fair market value, you are paying more than you should. Georgia law guarantees that filing an appeal cannot increase your assessment, so there is no risk in checking. At $152,200, Cave Spring home values are 30% below the Floyd County median, 10% below Georgia's statewide median of $170,200, 52% below the national median of $318,000.
How does Cave Spring compare to other Floyd County cities?
Rome leads Floyd County in home values, but your individual assessment could still be too high regardless of where Cave Spring falls in the county ranking.
What evidence matters for Cave Spring appeals?
In smaller communities like Cave Spring, finding comparable sales can be harder. Expand your search to other parts of Floyd County. The Board of Equalization understands limited inventory in small towns. Focus on homes with similar square footage and condition, even if they are several miles away. For the full evidence strategy, exemption details, and step-by-step filing instructions, see our Floyd County Property Tax Guide.
How much can you save in Cave Spring?
Based on a combined tax rate of 2.867%. Your actual rate may vary by tax district.
A 10% reduction on the median Cave Spring home ($152,200 down by $15,220) would save approximately $175 per year, or $525 over three years with the 299c value freeze.
At 2.61% of household income, even a modest reduction in your assessed value makes a real difference in your annual budget.
File your appeal through Floyd County
Property tax appeals in Cave Spring are filed with the Floyd County Board of Assessors. You have 45 days from the date of your assessment notice to submit a PT-311A form.
Floyd County Board of Assessors: 4 Government Plaza, Suite 10, Rome, GA 30161 | 706-291-5143 For the full appeal process and deadline details, see our Floyd County Property Tax Guide.
Based on 2024 American Community Survey estimates and Floyd County millage rates.
Frequently Asked Questions
Is my Cave Spring property tax too high?
The median annual property tax bill in Cave Spring is $1,326. Using Floyd County's millage rate of 2.867%, the computed tax on the median home ($152,200) is approximately $1,745. If your assessed value is higher than what your home would actually sell for, you are overpaying.
Who do I contact to appeal my Cave Spring property tax?
Appeals are filed with the Floyd County Board of Assessors, not at the city level. File a PT-311A form within 45 days of your assessment notice.
How much of my income goes to property taxes in Cave Spring?
At the median, Cave Spring homeowners pay 2.61% of their household income ($50,882/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.
Are Cave Spring homes undervalued compared to Floyd County?
Cave Spring's lower median does not mean the county's assessment of your specific home is correct. Overassessments happen at every price point. Compare your assessed value per square foot to actual recent sales of similar homes nearby.
How do Cave Spring property taxes compare to Rome?
Rome leads Floyd County with a median home value of $234,300, compared to Cave Spring's $152,200. But a lower county ranking does not mean your individual home is correctly assessed -- overassessments happen at every price point.
How is my Cave Spring property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Cave Spring's median home ($152,200), the assessed value is $60,880. Multiply by Floyd County's millage rate of 2.867% to get your annual bill. In smaller communities like Cave Spring, the county may rely on limited data to set your value. If your home is unique or the comparable sales used are a poor match, there is a good chance your assessment is off.
What if there are few comparable sales near Cave Spring?
In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Floyd County -- the BOE panel understands limited inventory in small towns. Look for homes with similar square footage, lot size, and condition even if they are several miles away.
Can my property tax go up if I appeal?
No. Georgia law (O.C.G.A. § 48-5-311) protects you: the county cannot raise your assessed value above what they originally set just because you filed an appeal. The Board of Equalization only rules on the disputed value. Worst case, your appeal is denied and you keep your current assessment -- your taxes will not increase as a result of appealing.