Madison, GA: Is Your Property Tax Assessment Too High? (2026)
The median Madison homeowner pays $2,745/year in property taxes. That is 4.46% of median household income. See how Madison compares and check your savings potential.
Key Takeaways
Appeal deadline: 45 days from your assessment notice date - strictly enforced.Median home value: $347,200 in Madison.Median annual tax bill: $2,745.Tax burden: 4.46% of median household income in Madison.Potential savings: ~$326/year from a 10% reduction, or $978 over 3 years with the 299c freeze.Filed with: Morgan County Board of Assessors (not the city).No risk: Georgia law guarantees your assessment cannot increase from filing an appeal.
Madison is the Morgan County seat, known statewide for its well-preserved antebellum architecture, with home values around $347,000 that run slightly above the county median. Historic-district properties can be especially tricky to assess -- this guide helps you make sure yours is grounded in actual market data.
Madison Appeal Quick Facts
Appeal Deadline: 45 days from the date of the assessment notice
Median Home Value: $347,200 (1% above Morgan County median)
Estimated Annual Tax Bill: $2,745
Tax Burden: 4.46% of median household income
Is your Madison property tax assessment too high?
The median home in Madison is valued at $347,200, producing an estimated annual tax bill of $3,263 at Morgan County's 2.350% combined rate. That means the typical Madison homeowner spends 4.46% of household income on property taxes alone. If Morgan 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 $347,200, Madison home values are 1% above the Morgan County median, 103% above Georgia's statewide median of $170,200, 9% above the national median of $318,000.
How does Madison compare to other Morgan County cities?
Madison's median home value is the highest among these Morgan County cities, which means overassessment costs more here than anywhere else in the county.
What evidence matters for Madison appeals?
In a mid-size city like Madison, you should be able to find 3-5 comparable sales within Morgan County. Look for homes that sold in the last 12 months with similar square footage, age, and condition. If local sales are limited, expand your search to neighboring areas within the county. For the full evidence strategy, exemption details, and step-by-step filing instructions, see our Morgan County Property Tax Guide.
How much can you save in Madison?
Based on a combined tax rate of 2.350%. Your actual rate may vary by tax district.
A 10% reduction on the median Madison home ($347,200 down by $34,720) would save approximately $326 per year, or $978 over three years with the 299c value freeze.
At 4.46% of household income, even a modest reduction in your assessed value makes a real difference in your annual budget.
File your appeal through Morgan County
Property tax appeals in Madison are filed with the Morgan County Board of Assessors. You have 45 days from the date of your assessment notice to submit a PT-311A form.
Morgan County Board of Assessors: 150 East Washington St., Madison, GA 30650 | 706-342-0551 For the full appeal process and deadline details, see our Morgan County Property Tax Guide.
Based on 2024 American Community Survey estimates and Morgan County millage rates.
Frequently Asked Questions
Is my Madison property tax too high?
The median annual property tax bill in Madison is $2,745. Using Morgan County's millage rate of 2.350%, the computed tax on the median home ($347,200) is approximately $3,263. If your assessed value is higher than what your home would actually sell for, you are overpaying.
Who do I contact to appeal my Madison property tax?
Appeals are filed with the Morgan 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 Madison?
At the median, Madison homeowners pay 4.46% of their household income ($61,510/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.
How do Madison property taxes compare to Rutledge?
Madison's median home value of $347,200 is higher than Rutledge's $283,900. Higher values mean a larger tax bill and a bigger payoff from a successful appeal.
How is my Madison property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Madison's median home ($347,200), the assessed value is $138,880. Multiply by Morgan County's millage rate of 2.350% to get your annual bill. Many Madison homeowners find that assessed values have climbed faster than actual sale prices. Comparing your value to 3-5 recent sales of similar homes is the quickest way to spot an overassessment.
Is it worth appealing a small overvaluation in Madison?
Yes. Even a $94 per year overcharge (from a $10,000 overvaluation at Morgan County's 2.350% rate) adds up to $282 over three years with the 299c freeze. The appeal is free to file and there is no risk of your assessment increasing.
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.