Deenwood, GA Property Tax: Rates & How to Save (2026)
Deenwood, GA property taxes: $1,215/year median. See rates, how to appeal in Ware County, and check your savings.
Key Takeaways
Median home value: $137,500 in Deenwood.Median annual tax bill: $1,215.Tax rate: Ware County's combined rate is 2.889%.Appeals filed with: Ware County Board of Assessors (not the city).Appeal deadline: 45 days from your assessment notice date.
Deenwood is a Ware County community near Waycross, where the median home value of about $137,500 runs roughly 26% above the county average. That gap can lead to assessments that overshoot local conditions -- here's how to check yours.
Property Tax Rates in Deenwood
Deenwood property taxes are assessed and collected by Ware County. Georgia assesses all property at 40% of fair market value.
Here is how the tax math works for the median Deenwood home:
Fair Market Value (county assessment): $137,500
Assessed Value ($137,500 x 0.40): $55,000
Tax Rate (Ware County combined rate): 2.889%
Annual Tax Bill ($55,000 x 2.889%): $1,588
The Census Bureau reports a median annual tax bill of $1,215 for Deenwood, which reflects all levies including county, school, and city taxes.
How Deenwood Compares
Deenwood: $137,500
Ware County: $109,500
Georgia (statewide): $170,200
Homes in Deenwood are valued 26% above the Ware 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 Deenwood ($1,215) is 15% below Georgia's statewide median of $1,439. Home values in Ware County range from about $57,231 (25th percentile) to $202,551 (75th percentile), so your appeal savings depend heavily on where your home falls in that range.
How to Appeal Your Deenwood Property Tax
Property tax appeals in Deenwood are handled by the Ware 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 2.889%. Your actual rate may vary by tax district.
A 10% reduction on the median Deenwood home ($137,500 down by $13,750) would save approximately $159 per year - or $477 over three years with the 299c freeze.
The median annual property tax bill in Deenwood is $1,215, based on Census ACS 2024 data. Using Ware County's millage rate of 2.889%, the computed tax on the median home ($137,500) is approximately $1,588.
Who do I contact to appeal my Deenwood property tax?
Appeals are filed with the Ware County Board of Assessors, not at the city level. File a PT-311A form within 45 days of your assessment notice.
Why are Deenwood home values higher than the Ware County average?
Deenwood'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 $158 per year in excess taxes.
How is my Deenwood property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Deenwood's median home ($137,500), the assessed value is $55,000. Multiply by Ware County's millage rate of 2.889% to get your annual bill. In smaller communities like Deenwood, 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 Deenwood?
In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Ware 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 I appeal if I just bought my Deenwood home?
Yes. If you paid less than the county's assessed fair market value, your purchase price is strong evidence of overassessment. If you paid more, the county may eventually reassess upward -- but they cannot do so just because you appealed. Either way, you should compare your assessed value to what similar nearby homes actually sold for.
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.