Flemington, GA: Is Your Property Tax Assessment Too High? (2026)
The median Flemington homeowner pays $3,213/year in property taxes. That is 4.11% of median household income. See how Flemington compares and check your savings potential.
Key Takeaways
Appeal deadline: 45 days from your assessment notice date - strictly enforced.Median home value: $316,500 in Flemington.Median annual tax bill: $3,213.Tax burden: 4.11% of median household income in Flemington.Potential savings: ~$509/year from a 10% reduction, or $1,527 over 3 years with the 299c freeze.Filed with: Liberty County Board of Assessors (not the city).No risk: Georgia law guarantees your assessment cannot increase from filing an appeal.
Flemington is a small Liberty County city where the median home value of about $316,500 runs 57% above the county average -- and median tax bills top $3,200. With values that far above the county norm, it's especially important that your assessment is based on truly comparable properties, not the county's lower overall median.
Flemington Appeal Quick Facts
Appeal Deadline: 45 days from the date of the assessment notice
Median Home Value: $316,500 (57% above Liberty County median)
Estimated Annual Tax Bill: $3,213
Tax Burden: 4.11% of median household income
Is your Flemington property tax assessment too high?
The median home in Flemington is valued at $316,500, producing an estimated annual tax bill of $5,093 at Liberty County's 4.023% combined rate. That means the typical Flemington homeowner spends 4.11% of household income on property taxes alone. Flemington combines higher-than-average home values with a heavy tax burden. If your home is overassessed by even 10%, the cost adds up fast. Higher home values mean a larger tax bill and a bigger payoff from a successful appeal. At $316,500, Flemington home values are 57% above the Liberty County median, 85% above Georgia's statewide median of $170,200.
How does Flemington compare to other Liberty County cities?
Flemington's median home value is the highest among these Liberty County cities, which means overassessment costs more here than anywhere else in the county.
What evidence matters for Flemington appeals?
In smaller communities like Flemington, finding comparable sales can be harder. Expand your search to other parts of Liberty 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 Liberty County Property Tax Guide.
How much can you save in Flemington?
Based on a combined tax rate of 4.023%. Your actual rate may vary by tax district.
A 10% reduction on the median Flemington home ($316,500 down by $31,650) would save approximately $509 per year, or $1,527 over three years with the 299c value freeze.
At 4.11% of household income, even a modest reduction in your assessed value makes a real difference in your annual budget.
File your appeal through Liberty County
Property tax appeals in Flemington are filed with the Liberty County Board of Assessors. You have 45 days from the date of your assessment notice to submit a PT-311A form.
Liberty County Board of Assessors: 112 North Main St., Room 1200, Hinesville, GA 31313 | 912-876-2823 For the full appeal process and deadline details, see our Liberty County Property Tax Guide.
Based on 2024 American Community Survey estimates and Liberty County millage rates.
Frequently Asked Questions
Is my Flemington property tax too high?
The median annual property tax bill in Flemington is $3,213. Using Liberty County's millage rate of 4.023%, the computed tax on the median home ($316,500) is approximately $5,093. If your assessed value is higher than what your home would actually sell for, you are overpaying.
Who do I contact to appeal my Flemington property tax?
Appeals are filed with the Liberty 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 Flemington?
At the median, Flemington homeowners pay 4.11% of their household income ($78,088/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.
Why are Flemington home values higher than the Liberty County average?
Flemington'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 $509 per year in excess taxes.
How do Flemington property taxes compare to Midway?
Flemington's median home value of $316,500 is higher than Midway's $237,100. Higher values mean a larger tax bill and a bigger payoff from a successful appeal.
How is my Flemington property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Flemington's median home ($316,500), the assessed value is $126,600. Multiply by Liberty County's millage rate of 4.023% to get your annual bill. In smaller communities like Flemington, 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 Flemington?
In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Liberty 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.