Ludowici, GA: Is Your Property Tax Assessment Too High? (2026)
The median Ludowici homeowner pays $1,864/year in property taxes. See how Ludowici compares and check your savings potential.
Key Takeaways
Appeal deadline: 45 days from your assessment notice date - strictly enforced.Median home value: $238,600 in Ludowici.Median annual tax bill: $1,864.Potential savings: ~$293/year from a 10% reduction, or $879 over 3 years with the 299c freeze.Filed with: Long County Board of Assessors (not the city).No risk: Georgia law guarantees your assessment cannot increase from filing an appeal.
Ludowici is the Long County seat near Fort Stewart, where home values run about 9% above the county median. Military-adjacent markets can fluctuate in ways that assessors don't always track accurately, so it's worth verifying your number against recent local sales.
Ludowici Appeal Quick Facts
Appeal Deadline: 45 days from the date of the assessment notice
Median Home Value: $238,600 (9% above Long County median)
Estimated Annual Tax Bill: $1,864
Is your Ludowici property tax assessment too high?
The median home in Ludowici is valued at $238,600, producing an estimated annual tax bill of $2,930 at Long County's 3.070% combined rate. If Long County has overestimated your home's fair market value, you are paying more than you should. Georgia law guarantees that filing an appeal cannot increase your assessment, so there is no risk in checking. At $238,600, Ludowici home values are 9% above the Long County median, 40% above Georgia's statewide median of $170,200, 24% below the national median of $318,000.
How does Ludowici compare to other Long County cities?
What evidence matters for Ludowici appeals?
In smaller communities like Ludowici, finding comparable sales can be harder. Expand your search to other parts of Long 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 Long County Property Tax Guide.
How much can you save in Ludowici?
Based on a combined tax rate of 3.070%. Your actual rate may vary by tax district.
A 10% reduction on the median Ludowici home ($238,600 down by $23,860) would save approximately $293 per year, or $879 over three years with the 299c value freeze.
File your appeal through Long County
Property tax appeals in Ludowici are filed with the Long County Board of Assessors. You have 45 days from the date of your assessment notice to submit a PT-311A form.
Long County Board of Assessors: 285 South McDonald St., Ludowici, GA 31316 | 912-545-9111 For the full appeal process and deadline details, see our Long County Property Tax Guide.
Based on 2024 American Community Survey estimates and Long County millage rates.
Frequently Asked Questions
Is my Ludowici property tax too high?
The median annual property tax bill in Ludowici is $1,864. Using Long County's millage rate of 3.070%, the computed tax on the median home ($238,600) is approximately $2,930. If your assessed value is higher than what your home would actually sell for, you are overpaying.
Who do I contact to appeal my Ludowici property tax?
Appeals are filed with the Long County Board of Assessors, not at the city level. File a PT-311A form within 45 days of your assessment notice.
How is my Ludowici property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Ludowici's median home ($238,600), the assessed value is $95,440. Multiply by Long County's millage rate of 3.070% to get your annual bill. In smaller communities like Ludowici, 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 Ludowici?
In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Long 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.