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.
Madison is famous for what did not happen to it: the town's antebellum homes survived the Civil War largely intact, and its historic district of Greek Revival architecture now draws visitors off Interstate 20 from across the state. That preservation shapes the market in Morgan County's seat, where about 4,900 people live and where the median home value of $347,200 sits almost exactly at the county median of $342,300. Do not let the tidy match fool you. Across Morgan County, home values sprawl from roughly $189,153 at the 25th percentile to $499,246 at the 75th, and Madison itself contains both ends, restored landmark homes on one street and modest mid-century houses a few blocks away. Historic property is the hardest category in mass appraisal: age, condition, restoration quality, and lot character vary house by house, so county models substitute averages exactly where averages least apply. The financial stakes are unusually high here, too. Morgan County's effective tax rate is a low 0.94%, but Madison's median household income is $61,510, so the typical homeowner still commits about 4.5% of income to property taxes, one of the steeper ratios in this part of Georgia, because home values run far ahead of local incomes. Every point of over-assessment deepens that imbalance. Georgia's remedy is the annual appeal. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.
Madison Appeal Quick Facts
The median home in Madison is valued at $347,200, and the typical homeowner pays about $2,745 per year in property tax (Census ACS 2024), based on Morgan County's 2.350% combined millage applied to 40% of fair market value after exemptions. 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. Filing is free, and the Board of Equalization can lower your value but cannot raise it above the county assessors' figure, except on a value already frozen by an earlier appeal. 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.
Check If Your Madison Home Is Overassessed
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.
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.
Based on a combined tax rate of 2.350%. Your actual rate may vary by tax district. Three-year figures are estimates and apply only if your value is reduced; you can then keep saving for up to three years, subject to the statutory exceptions.
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 (estimated, subject to the statutory exceptions) 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.
Property tax appeals in Madison are filed with the Morgan County Board of Assessors. To appeal, submit a PT-311A form. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.
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.