Is my Ephesus property tax too high?

The median annual property tax bill in Ephesus is $774 (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 Ephesus?

At the median, Ephesus homeowners pay 1.26% of their household income ($61,250/year) in property taxes. Reducing your assessment through an appeal lowers that share and increases your take-home.

Are Ephesus homes undervalued compared to Heard County?

Ephesus'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 Ephesus property taxes compare to Franklin?

Franklin leads Heard County with a median home value of $366,700, compared to Ephesus's $150,600. But a lower county ranking does not mean your individual home is correctly assessed -- overassessments happen at every price point.

How is my Ephesus property tax bill calculated?

Georgia taxes property at 40% of fair market value. For Ephesus's median home ($150,600), the assessed value is $60,240. Multiply by Heard County's millage rate of 2.016% to get your annual bill. In smaller communities like Ephesus, 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 Ephesus?

In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Heard 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?

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.

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

By AppealAlly Team · Published April 1, 2026

The median Ephesus homeowner pays $774/year in property taxes. That is 1.26% of median household income. See how Ephesus 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: $150,600 in Ephesus.Median annual tax bill: $774.Tax burden: 1.26% of median household income in Ephesus.Potential savings: ~$121/year from a 10% reduction, or $363 over 3 years with the 299c freeze (estimated, subject to the statutory exceptions).Filed with: Heard 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.

With around 640 residents, Ephesus is one of the smallest incorporated towns in west Georgia, a rural community in Heard County, where the state runs up against the Alabama line and homes sit on generous lots surrounded by pasture and timber, with the county seat of Franklin serving as the closest commercial hub. Property taxes here are about as light as they get in Georgia. Heard County's effective rate runs near 0.81 percent, and the typical Ephesus household, with a median income of $61,250, spends only about 1.3 percent of that income on property taxes. The median home is valued around $150,600, about 19 percent below the Heard County median of $186,800. So why would anyone in Ephesus bother checking an assessment? Because rural counties are where individual valuations vary the most. Across Heard County, home values run from roughly $107,779 at the 25th percentile all the way to $336,358 at the 75th, a wide spread for a small county, covering everything from aging farmhouses to new custom builds on acreage. With few sales each year to calibrate against, the county's appraisal staff has to lean on assumptions about land value, outbuildings, and condition, and a wrong assumption on any one of them lands directly on your notice. Small-town owners also tend to accept the mailed number as settled fact. It is not. It is an opinion you are allowed to dispute. 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.

Ephesus 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: Heard County Board of Assessors
Assessor Phone: 706-675-3786
Median Home Value: $150,600 (-19% below Heard County median)
Median Annual Tax Bill: $774 (Census ACS 2024)
Tax Burden: 1.26% of median household income

Is your Ephesus property tax assessment too high?

The median home in Ephesus is valued at $150,600, and the typical homeowner pays about $774 per year in property tax (Census ACS 2024), based on Heard County's 2.016% combined millage applied to 40% of fair market value after exemptions. That means the typical Ephesus homeowner spends 1.26% of household income on property taxes alone. Ephesus has modest home values and a moderate tax burden, but every dollar counts. If the 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 $150,600, Ephesus home values are 19% below the Heard County median, 11% below Georgia's statewide median of $170,200, 52% below the national median of $318,000.

Check If Your Ephesus Home Is Overassessed

How does Ephesus compare to other Heard County cities?

Franklin leads Heard County in home values, but your individual assessment could still be too high regardless of where Ephesus falls in the county ranking.

What evidence matters for Ephesus appeals?

In smaller communities like Ephesus, finding comparable sales can be harder. Expand your search to other parts of Heard 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 Heard County Property Tax Guide.

How much can you save in Ephesus?

Based on a combined tax rate of 2.016%. 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 Ephesus home ($150,600 down by $15,060) would save approximately $121 per year, or $363 over three years (estimated, subject to the statutory exceptions) with the 299c value freeze.

At 1.26% of household income, even a modest reduction in your assessed value makes a real difference in your annual budget.

File your appeal through Heard County

Property tax appeals in Ephesus are filed with the Heard 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.

Heard County Board of Assessors: 215 East Court Square, Franklin, GA 30217 | 706-675-3786 For the full appeal process and deadline details, see our Heard County Property Tax Guide.

Other Cities in Heard County

Franklin Property Tax Guide

Explore Heard County

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

Frequently Asked Questions

Is my Ephesus property tax too high?: The median annual property tax bill in Ephesus is $774 (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 Ephesus property tax?: Appeals are filed with the Heard 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 Ephesus?: At the median, Ephesus homeowners pay 1.26% of their household income ($61,250/year) in property taxes. Reducing your assessment through an appeal lowers that share and increases your take-home.
Are Ephesus homes undervalued compared to Heard County?: Ephesus'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 Ephesus property taxes compare to Franklin?: Franklin leads Heard County with a median home value of $366,700, compared to Ephesus's $150,600. But a lower county ranking does not mean your individual home is correctly assessed -- overassessments happen at every price point.
How is my Ephesus property tax bill calculated?: Georgia taxes property at 40% of fair market value. For Ephesus's median home ($150,600), the assessed value is $60,240. Multiply by Heard County's millage rate of 2.016% to get your annual bill. In smaller communities like Ephesus, 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 Ephesus?: In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Heard 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?: 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.