Waco, GA: Is Your Property Tax Assessment Too High? (2026)
By AppealAlly Team · Published
The median Waco homeowner pays $1,148/year in property taxes. That is 2.99% of median household income. See how Waco compares and check your savings potential.
Key Takeaways
Appeal deadline: Georgia law sets it at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.Median home value: $158,500 in Waco.Median annual tax bill: $1,148.Tax burden: 2.99% of median household income in Waco.Potential savings: ~$191/year from a 10% reduction, or $573 over 3 years with the 299c freeze (estimated, subject to the statutory exceptions).Filed with: Haralson County Board of Assessors (not the city).Free to file: 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.
Out in Haralson County near the Alabama line, Waco is a town of about 779 people along the corridor between Bremen and Tallapoosa, the kind of west Georgia community where housing has stayed genuinely affordable. The typical home is worth about $158,500, roughly 30 percent below the Haralson County median of $227,500, toward the bottom of a county whose values range from about $134,515 at the 25th percentile to $359,451 at the 75th. Affordability does not mean the tax math is painless. Haralson's effective property tax rate of about 1.21 percent is higher than in several metro Atlanta counties, and with a median household income of $38,393, property taxes claim nearly 3 percent of what a typical Waco household earns. There is also a well-documented pattern in property assessment that works against towns like this: lower-priced homes tend to be assessed at a higher share of their true market value than expensive ones, because valuation models miss the condition problems, dated systems, and deferred maintenance that buyers price in but spreadsheets cannot see. A house that would struggle to bring its assessed value in an actual sale is over-assessed by definition, and in a small market with few sales, nobody recalibrates the model quickly. Reviewing the number on your notice costs nothing. If it is wrong, you can 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.
Waco Appeal Quick Facts
Appeal Deadline: Georgia law sets it at 45 days from the date of the assessment notice. The date printed on your notice controls. Confirm with your county before you file.
Median Home Value: $158,500 (-30% below Haralson County median)
Median Annual Tax Bill: $1,148 (Census ACS 2024)
Tax Burden: 2.99% of median household income
Is your Waco property tax assessment too high?
The median home in Waco is valued at $158,500, and the typical homeowner pays about $1,148 per year in property tax (Census ACS 2024), based on Haralson County's 3.015% combined millage applied to 40% of fair market value after exemptions. That means the typical Waco homeowner spends 2.99% of household income on property taxes alone. If Haralson 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 $158,500, Waco home values are 30% below the Haralson County median, 6% below Georgia's statewide median of $170,200, 50% below the national median of $318,000.
How does Waco compare to other Haralson County cities?
Bremen leads Haralson County in home values, but your individual assessment could still be too high regardless of where Waco falls in the county ranking.
What evidence matters for Waco appeals?
In smaller communities like Waco, finding comparable sales can be harder. Expand your search to other parts of Haralson 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 Haralson County Property Tax Guide.
How much can you save in Waco?
Based on a combined tax rate of 3.015%. 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 Waco home ($158,500 down by $15,850) would save approximately $191 per year, or $573 over three years (estimated, subject to the statutory exceptions) with the 299c value freeze.
At 2.99% of household income, even a modest reduction in your assessed value makes a real difference in your annual budget.
File your appeal through Haralson County
Property tax appeals in Waco are filed with the Haralson 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.
Haralson County Board of Assessors: 4266 Georgia Hwy 120, Buchanan, GA 30113 | 770-646-2022 For the full appeal process and deadline details, see our Haralson County Property Tax Guide.
Based on 2024 American Community Survey estimates and Haralson County millage rates.
Frequently Asked Questions
Is my Waco property tax too high?
The median annual property tax bill in Waco is $1,148 (Census ACS). If your assessed value is higher than what your home would actually sell for, you are paying more than that. Compare your assessed value to recent sales of comparable homes nearby.
Who do I contact to appeal my Waco property tax?
Appeals are filed with the Haralson County Board of Assessors, not at the city level. File 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.
How much of my income goes to property taxes in Waco?
At the median, Waco homeowners pay 2.99% of their household income ($38,393/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.
Are Waco homes undervalued compared to Haralson County?
Waco'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 do Waco property taxes compare to Bremen?
Bremen leads Haralson County with a median home value of $289,500, compared to Waco's $158,500. But a lower county ranking does not mean your individual home is correctly assessed -- overassessments happen at every price point.
How is my Waco property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Waco's median home ($158,500), the assessed value is $63,400. Multiply by Haralson County's millage rate of 3.015% to get your annual bill. In smaller communities like Waco, 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 Waco?
In smaller communities, finding 3-5 recent sales of similar homes can be difficult. Expand your search to other parts of Haralson 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?
Losing at the Board of Equalization cannot raise your value, with one exception. Under O.C.G.A. § 48-5-311(e)(9), the Board of Equalization, a hearing officer, or an arbitrator can lower your value but cannot raise it above the value the county assessors set. The exception is a value already frozen by an earlier appeal: on an appeal filed while that freeze is in effect, the Board is not capped and could raise the value. That limit applies to the deciding body; the county assessors can still make changes or corrections to your value when they review your appeal.