Nicholls, GA Property Tax: Rates & How to Save (2026)
Nicholls, GA property taxes: $470/year median. See rates, how to appeal in Coffee County, and check your savings.
Key Takeaways
Median home value: $42,900 in Nicholls.Median annual tax bill: $470.Tax rate: Coffee County's combined rate is 2.265%.Appeals filed with: Coffee County Board of Assessors (not the city).Appeal deadline: 45 days from your assessment notice date.
Nicholls is a small Coffee County city in southeast Georgia where the median home value of roughly $43,000 is about two-thirds below the county figure -- one of the steepest gaps in the state. If your assessment doesn't reflect that reality, you may be subsidizing higher-value properties elsewhere in the county.
Property Tax Rates in Nicholls
Nicholls property taxes are assessed and collected by Coffee County. Georgia assesses all property at 40% of fair market value.
Here is how the tax math works for the median Nicholls home:
Fair Market Value (county assessment): $42,900
Assessed Value ($42,900 x 0.40): $17,160
Tax Rate (Coffee County combined rate): 2.265%
Annual Tax Bill ($17,160 x 2.265%): $388
The Census Bureau reports a median annual tax bill of $470 for Nicholls, which reflects all levies including county, school, and city taxes.
How Nicholls Compares
Nicholls: $42,900
Coffee County: $128,900
Georgia (statewide): $170,200
Homes in Nicholls are valued 67% below the Coffee County median. Lower values do not mean your assessment is automatically correct - overassessments happen at every price point. The median annual tax bill in Nicholls ($470) is 67% below Georgia's statewide median of $1,439. Home values in Coffee County range from about $64,886 (25th percentile) to $229,579 (75th percentile), so your appeal savings depend heavily on where your home falls in that range.
How to Appeal Your Nicholls Property Tax
Property tax appeals in Nicholls are handled by the Coffee 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 2.265%. Your actual rate may vary by tax district.
A 10% reduction on the median Nicholls home ($42,900 down by $4,290) would save approximately $39 per year - or $117 over three years with the 299c freeze.
The median annual property tax bill in Nicholls is $470, based on Census ACS 2024 data. Using Coffee County's millage rate of 2.265%, the computed tax on the median home ($42,900) is approximately $388.
Who do I contact to appeal my Nicholls property tax?
Appeals are filed with the Coffee County Board of Assessors, not at the city level. File a PT-311A form within 45 days of your assessment notice.
Are Nicholls homes undervalued compared to Coffee County?
Nicholls's lower median does not mean the county's assessment of your specific home is correct. Overassessments happen at every price point. Compare your assessed value per square foot to actual recent sales of similar homes nearby.
How is my Nicholls property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Nicholls's median home ($42,900), the assessed value is $17,160. Multiply by Coffee County's millage rate of 2.265% to get your annual bill. Many Nicholls 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 Nicholls?
Yes. Even a $90 per year overcharge (from a $10,000 overvaluation at Coffee County's 2.265% rate) adds up to $270 over three years with the 299c freeze. The appeal is free to file and there is no risk of your assessment increasing.
Are property taxes lower in Nicholls than the Georgia average?
Nicholls's median annual tax bill of $470 is 67% below the statewide median of $1,439. Lower taxes do not mean your assessment is correct -- the county can still overvalue your specific property. If comparable homes in your area have sold for less than your assessed value, you have grounds to appeal.
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.