Shellman, GA Property Tax: Rates & How to Save (2026)
Shellman, GA property taxes: $1,134/year median. See rates, how to appeal in Randolph County, and check your savings.
Key Takeaways
Median home value: $96,100 in Shellman.Median annual tax bill: $1,134.Tax rate: Randolph County's combined rate is 3.767%.Appeals filed with: Randolph County Board of Assessors (not the city).Appeal deadline: 45 days from your assessment notice date.
Shellman is a small Randolph County city in southwest Georgia, where the median home value of about $96,000 sits slightly above the county average. This guide helps you determine whether your assessment is fair and walks through the appeal process if it isn't.
Property Tax Rates in Shellman
Shellman property taxes are assessed and collected by Randolph County. Georgia assesses all property at 40% of fair market value.
Here is how the tax math works for the median Shellman home:
Fair Market Value (county assessment): $96,100
Assessed Value ($96,100 x 0.40): $38,440
Tax Rate (Randolph County combined rate): 3.767%
Annual Tax Bill ($38,440 x 3.767%): $1,448
The Census Bureau reports a median annual tax bill of $1,134 for Shellman, which reflects all levies including county, school, and city taxes.
How Shellman Compares
Shellman: $96,100
Randolph County: $90,200
Georgia (statewide): $170,200
Homes in Shellman are valued 6% above the Randolph County median. The median annual tax bill in Shellman ($1,134) is 21% below Georgia's statewide median of $1,439. Home values in Randolph County range from about $42,112 (25th percentile) to $160,658 (75th percentile), so your appeal savings depend heavily on where your home falls in that range.
How to Appeal Your Shellman Property Tax
Property tax appeals in Shellman are handled by the Randolph 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 3.767%. Your actual rate may vary by tax district.
A 10% reduction on the median Shellman home ($96,100 down by $9,610) would save approximately $145 per year - or $435 over three years with the 299c freeze.
The median annual property tax bill in Shellman is $1,134, based on Census ACS 2024 data. Using Randolph County's millage rate of 3.767%, the computed tax on the median home ($96,100) is approximately $1,448.
Who do I contact to appeal my Shellman property tax?
Appeals are filed with the Randolph County Board of Assessors, not at the city level. File a PT-311A form within 45 days of your assessment notice.
How is my Shellman property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Shellman's median home ($96,100), the assessed value is $38,440. Multiply by Randolph County's millage rate of 3.767% to get your annual bill. In smaller communities like Shellman, 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 Shellman?
In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Randolph 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 I appeal if I just bought my Shellman home?
Yes. If you paid less than the county's assessed fair market value, your purchase price is strong evidence of overassessment. If you paid more, the county may eventually reassess upward -- but they cannot do so just because you appealed. Either way, you should compare your assessed value to what similar nearby homes actually sold for.
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.