Flemington, GA Property Tax: Rates & How to Save (2026)
Flemington, GA property taxes: $3,213/year median. See rates, how to appeal in Liberty County, and check your savings.
Key Takeaways
Median home value: $316,500 in Flemington.Median annual tax bill: $3,213.Tax rate: Liberty County's combined rate is 4.023%.Appeals filed with: Liberty County Board of Assessors (not the city).Appeal deadline: 45 days from your assessment notice date.
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.
Property Tax Rates in Flemington
Flemington property taxes are assessed and collected by Liberty County. Georgia assesses all property at 40% of fair market value.
Here is how the tax math works for the median Flemington home:
Fair Market Value (county assessment): $316,500
Assessed Value ($316,500 x 0.40): $126,600
Tax Rate (Liberty County combined rate): 4.023%
Annual Tax Bill ($126,600 x 4.023%): $5,093
The Census Bureau reports a median annual tax bill of $3,213 for Flemington, which reflects all levies including county, school, and city taxes.
How Flemington Compares
Flemington: $316,500
Liberty County: $201,500
Georgia (statewide): $170,200
Homes in Flemington are valued 57% above the Liberty 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 Flemington ($3,213) is 123% above Georgia's statewide median of $1,439. Home values in Liberty County range from about $130,009 (25th percentile) to $280,610 (75th percentile), so your appeal savings depend heavily on where your home falls in that range.
How to Appeal Your Flemington Property Tax
Property tax appeals in Flemington are handled by the Liberty 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 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 freeze.
The median annual property tax bill in Flemington is $3,213, based on Census ACS 2024 data. Using Liberty County's millage rate of 4.023%, the computed tax on the median home ($316,500) is approximately $5,093.
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.
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 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.
Why is my Flemington property tax bill so high?
The median tax bill in Flemington is $3,213 -- 123% above Georgia's statewide median of $1,439. This reflects both higher home values and Liberty 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.