Colbert, GA Property Tax: Rates & How to Save (2026)
Colbert, GA property taxes: $2,419/year median. See rates, how to appeal in Madison County, and check your savings.
Key Takeaways
Median home value: $325,400 in Colbert.Median annual tax bill: $2,419.Tax rate: Madison County's combined rate is 2.603%.Appeals filed with: Madison County Board of Assessors (not the city).Appeal deadline: 45 days from your assessment notice date.
Colbert is a small Madison County city where home values of about $325,000 run nearly 48% above the county median -- one of the largest premiums in the area. That gap makes it especially important to check that your assessment is based on Colbert-specific comparable sales, not county averages.
Property Tax Rates in Colbert
Colbert property taxes are assessed and collected by Madison County. Georgia assesses all property at 40% of fair market value.
Here is how the tax math works for the median Colbert home:
Fair Market Value (county assessment): $325,400
Assessed Value ($325,400 x 0.40): $130,160
Tax Rate (Madison County combined rate): 2.603%
Annual Tax Bill ($130,160 x 2.603%): $3,388
The Census Bureau reports a median annual tax bill of $2,419 for Colbert, which reflects all levies including county, school, and city taxes.
How Colbert Compares
Colbert: $325,400
Madison County: $219,700
Georgia (statewide): $170,200
Homes in Colbert are valued 48% above the Madison County median. Higher home values mean a larger tax bill - and a bigger potential payoff from a successful appeal. The median annual tax bill in Colbert ($2,419) is 68% above Georgia's statewide median of $1,439. Home values in Madison County range from about $131,484 (25th percentile) to $320,795 (75th percentile), so your appeal savings depend heavily on where your home falls in that range.
How to Appeal Your Colbert Property Tax
Property tax appeals in Colbert are handled by the Madison County Board of Assessors. You have 45 days from the date of the assessment notice to file using the PT-311A form.
Based on a combined tax rate of 2.603%. Your actual rate may vary by tax district.
A 10% reduction on the median Colbert home ($325,400 down by $32,540) would save approximately $339 per year - or $1,017 over three years with the 299c freeze.
The median annual property tax bill in Colbert is $2,419, based on Census ACS 2024 data. Using Madison County's millage rate of 2.603%, the computed tax on the median home ($325,400) is approximately $3,388.
Who do I contact to appeal my Colbert property tax?
Appeals are filed with the Madison County Board of Assessors, not at the city level. File a PT-311A form within 45 days of your assessment notice.
Why are Colbert home values higher than the Madison County average?
Colbert's premium reflects demand driven by school quality, proximity to employment centers, and neighborhood amenities. Higher values mean a larger potential overassessment -- a 10% overvaluation costs approximately $338 per year in excess taxes.
How is my Colbert property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Colbert's median home ($325,400), the assessed value is $130,160. Multiply by Madison County's millage rate of 2.603% to get your annual bill. In smaller communities like Colbert, 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 Colbert?
In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Madison 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.
Why is my Colbert property tax bill so high?
The median tax bill in Colbert is $2,419 -- 68% above Georgia's statewide median of $1,439. This reflects both higher home values and Madison County's combined millage rate. If your individual assessment is higher than what your home would actually sell for, you are paying even more than necessary.
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.