Waco, GA: Is Your Property Tax Assessment Too High? (2026)
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: 45 days from your assessment notice date - strictly enforced.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.Filed with: Haralson County Board of Assessors (not the city).No risk: Georgia law guarantees your assessment cannot increase from filing an appeal.
Waco is a small Haralson County city where home values sit about 30% below the county median. If your assessment doesn't reflect that local pricing gap, you could be subsidizing higher-value areas elsewhere in the county.
Waco Appeal Quick Facts
Appeal Deadline: 45 days from the date of the assessment notice
Median Home Value: $158,500 (-30% below Haralson County median)
Estimated Annual Tax Bill: $1,148
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, producing an estimated annual tax bill of $1,911 at Haralson County's 3.015% combined rate. 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. Georgia law guarantees that filing an appeal cannot increase your assessment, so there is no risk in checking. 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.
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 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. You have 45 days from the date of your assessment notice to submit a PT-311A form.
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. Using Haralson County's millage rate of 3.015%, the computed tax on the median home ($158,500) is approximately $1,911. If your assessed value is higher than what your home would actually sell for, you are overpaying.
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 within 45 days of your assessment notice.
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?
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.