Lumpkin, GA: Is Your Property Tax Assessment Too High? (2026)
The median Lumpkin homeowner pays $1,341/year in property taxes. That is 2.82% of median household income. See how Lumpkin compares and check your savings potential.
Key Takeaways
Appeal deadline: 45 days from your assessment notice date - strictly enforced.Median home value: $92,700 in Lumpkin.Median annual tax bill: $1,341.Tax burden: 2.82% of median household income in Lumpkin.Potential savings: ~$93/year from a 10% reduction, or $279 over 3 years with the 299c freeze.Filed with: Stewart County Board of Assessors (not the city).No risk: Georgia law guarantees your assessment cannot increase from filing an appeal.
Lumpkin is the Stewart County seat in southwest Georgia, where the median home value of about $93,000 runs more than 40% above the county's $65,000 figure. That premium can inflate your assessment if the county is relying on broad comparisons rather than Lumpkin-specific sales data.
Lumpkin Appeal Quick Facts
Appeal Deadline: 45 days from the date of the assessment notice
Median Home Value: $92,700 (42% above Stewart County median)
Estimated Annual Tax Bill: $1,341
Tax Burden: 2.82% of median household income
Is your Lumpkin property tax assessment too high?
The median home in Lumpkin is valued at $92,700, producing an estimated annual tax bill of $933 at Stewart County's 2.518% combined rate. That means the typical Lumpkin homeowner spends 2.82% of household income on property taxes alone. If Stewart 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 $92,700, Lumpkin home values are 42% above the Stewart County median, 45% below Georgia's statewide median of $170,200, 70% below the national median of $318,000.
How does Lumpkin compare to other Stewart County cities?
Lumpkin's median home value is the highest among these Stewart County cities, which means overassessment costs more here than anywhere else in the county.
What evidence matters for Lumpkin appeals?
In smaller communities like Lumpkin, finding comparable sales can be harder. Expand your search to other parts of Stewart 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 Stewart County Property Tax Guide.
How much can you save in Lumpkin?
Based on a combined tax rate of 2.518%. Your actual rate may vary by tax district.
A 10% reduction on the median Lumpkin home ($92,700 down by $9,270) would save approximately $93 per year, or $279 over three years with the 299c value freeze.
At 2.82% of household income, even a modest reduction in your assessed value makes a real difference in your annual budget.
File your appeal through Stewart County
Property tax appeals in Lumpkin are filed with the Stewart County Board of Assessors. You have 45 days from the date of your assessment notice to submit a PT-311A form.
Stewart County Board of Assessors: 1764 Broad St., Lumpkin, GA 31815 | 229-838-4902 For the full appeal process and deadline details, see our Stewart County Property Tax Guide.
Based on 2024 American Community Survey estimates and Stewart County millage rates.
Frequently Asked Questions
Is my Lumpkin property tax too high?
The median annual property tax bill in Lumpkin is $1,341. Using Stewart County's millage rate of 2.518%, the computed tax on the median home ($92,700) is approximately $933. If your assessed value is higher than what your home would actually sell for, you are overpaying.
Who do I contact to appeal my Lumpkin property tax?
Appeals are filed with the Stewart 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 Lumpkin?
At the median, Lumpkin homeowners pay 2.82% of their household income ($47,500/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.
Why are Lumpkin home values higher than the Stewart County average?
Lumpkin'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 $93 per year in excess taxes.
How do Lumpkin property taxes compare to Richland?
Lumpkin's median home value of $92,700 is higher than Richland's $47,600. Higher values mean a larger tax bill and a bigger payoff from a successful appeal.
How is my Lumpkin property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Lumpkin's median home ($92,700), the assessed value is $37,080. Multiply by Stewart County's millage rate of 2.518% to get your annual bill. In smaller communities like Lumpkin, 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 Lumpkin?
In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Stewart 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.