Property Valuation

1. What is the meaning of ad valorem property taxes?

Ad valorem is Latin for "according to value," and is thought to be a fair basis for collecting taxes because the tax is proportional to your ability to pay and the benefits you gain from the services the county provides. It is a local tax that reflects local budget priorities.

2. Who determines the value of my property for tax purposes?

The Madison County Property Appraisal and Assessment Administration determines your property value. This responsibility is managed by the Chief Appraiser, under the supervision of the Board of Assessors.

3. Who appoints the Board of Assessors?

The members of the Board of Assessors are appointed by the Madison County Board of Commissioners.

4. How can I contact the Board of Assessors?

You can contact the Madison County Board of Assessors secretary by telephone at 706-795-6356.

If you contact the office by telephone, please remember that the Assessors are members of a part-time citizens board, and are not in the office except for meeting days. You may leave a message with the secretary and they will contact the board members on your behalf.

5. What control does the Board of Commissioners have over this office?

None, with the exception that the Board of Commissioners retains budgetary control over this office.

6. Who appoints/hires the Chief Appraiser?

The Chief Appraiser is appointed by the Board of Assessors.

7. What level of laws govern the Board of Assessors?

The Board of Assessors are governed by state law and provisions of the Georgia Constitution.

8. Why must my property be appraised?

State law governs everything the assessors do; therefore, if the Board of Assessors does not comply with the state law (48-5-343) the county governing authority will be assessed costly penalties (48-5-345,346) if assessments do not meet state regulations (560-11-2-56) or fair market value.

9. If I do not agree with these laws, who can I turn to?

If you feel the laws governing taxation can be improved, you may contact your State representative(s) / legislator(s) to discuss your concerns and suggestions.

10. Does the Tax Commissioner report to or control the Board of Assessors?

No, the Tax Commissioner does not report to or control the Board of Assessors.

11. What is the main duty of the Tax Commissioner in the ad valorem taxation process?

The main duty of the Tax Commissioner is to collect taxes as assessed through application of the ad valorem process.

12. What determines an individual property tax amount?

Your tax amount is calculated using a combination of your property value and the millage rate.

13. What is the arithmetic of the process?

Here is an example calculation that illustrates the process:

Market value $100,000

multiplied by assessment ratio (40%) 0.40

equals the assessed value $40,000

subtract exemptions (if applicable) $10,000

equals taxable assessed value $30,000

multiplied by mil rate 0.041

equals your tax bill $1,230

14. What is the meaning of the term "tax digest?"

The tax digest is the sum of all the assessed values, after exemptions, of properties to be taxed within a particular jurisdiction.

15. What are the steps used by the Assessors when appraising my property?

We use 3 approaches in appraising your property:

1. The sales comparison - based on sales prices of comparable properties.

2. The cost approach - based on the estimated costs of replacement or reproduction of structures, less accumulated depreciation, plus land value.

3. The income capitalization process - based on how investors put prices on investment properties.

16. What is the difference between sales price and market value?

"Market value" is a theoretical notion of what a knowledgeable buyer would pay a willing seller in a normal market. "Sales price" is a historical fact from a particular transaction which may or may not reflect the conditions of a normal market.

17. What is the assessment value in Georgia, and who sets it?

The assessment percentage is 40% of market, and is set according to the laws of Georgia.

18. If my property value and assessment remain the same, can my tax bill change?

Yes. The tax rate is the product of two items - the assessed value and the mill rate; a change in either can impact your tax bill.

19. How can you have a tax increase with no mill rate change?

A change in your assessed value or the loss of an exemption could produce a tax increase for you. The millage rate alone does not constitute "taxes."

20. What constitutes a millage rate?

The millage rate is calculated by dividing the total amount of money to be raised through property taxes by the total value of the tax digest.

21. Who sets these rates?

Millage rates are set by the Board of Education, the county governing authority, the Industrial Development and Building Authority, and any other taxing authorities in whose jurisdiction your property is located.

22. Do I get an exemption from some assessed value and a reduction in taxes because I own a home and live in it?

Yes. This is known as a homestead exemption. Applications for homestead exemptions in Madison County are accepted year round. You must own and occupy your permanent residence on January 1 of the year applied for, and apply by the April 1 deadline, in order to qualify for homestead exemption for that tax year. If you file for homestead exemption after the April 1 deadline, your exemption will not be effective until the following tax year. Failure to file constitutes your waiver of the exemption for that year.

23. Are there any other special exemptions?

Yes. There are several special exemptions which are on file in the Tax Assessors office. You may call us for more information on these exemptions.

24. What latitude does the Board have to extend deadlines for filing Freeport or Homestead exemptions?

None. The law does not provide grace periods.

25. I disagree with my appraised value. Are there any avenues for appeal?

Yes, provided you have appeal rights for any given year. The grounds for appeal are:

- Value

- Taxability

- Equalization

(The amount of tax is not a valid reason for appeal.)

The avenues available to you for appeal are:

- The Board of Assessors

- The Board of Equalization or Arbitration

- Superior Court

26. What are my responsibilities, obligations, and procedures for an appeal?

Appeals may be started in response to assessment change notices generated by the Property Valuation staff. You can file a property tax return between January 1st and April 1st declaring your opinion of value, or the Property Valuation department may reappraise your property. Either of these actions will result in an Assessment Change Notice. Once you receive a change notice, you must respond before the deadline included in the notice.

27. What is a tax return?

Taxpayers are required to file at least an initial tax return for taxable property (both real and personal property) owned on January 1 of the tax year. In Madison County, the time for filing returns is January 1 through April 1. These returns are filed with the Property Valuations Office. The tax return is a listing of the property owned by the taxpayer and the taxpayer's declaration of the value of the property. Once the initial tax return is filed, the law provides for an automatic renewal of that return each succeeding year at the value finally determined for the preceding year, and the taxpayer is required to file a new return only as additional property is acquired, improvements are made to existing property, or other changes occur.

A new return, filed during the return period, may also be made by the taxpayer to declare a different value from the existing value where the taxpayer is dissatisfied with current value placed on the property by the Board of Assessors. This serves the purpose of establishing the taxpayer's appeal rights if the Board of Assessors changes the declared value again.

28. How do I appeal my property valuation?

If you wish to appeal, you have 45 days from the date of the assessment notice in which to file a written appeal with the Board of Assessors; otherwise, the assessed value on the notice will be used for taxation purposes.

See the following steps on how the appeal process works:

A. First, you must write a letter of appeal stating your property parcel number, reason for the appeal and a phone number. If you just wish to inquire about your appraisal, you may do so by simply calling or coming by our office and we will set up an appointment for you to speak with an appraiser at your convenience.

B. Support and appraisal staff will then review your written appeal and if necessary, contact you and make an appointment to review your appraisal.

C. If the Board of Assessors agree that your value should be adjusted, you will be notified. If they do not, your appeal is automatically sent to the next level of appeal: the Board of Equalization, or if you choose to do so in your initial appeal, Arbitration. If either you or the assessors disagree with the Board of Equalization decision, either may appeal to the final level: the Madison County Superior Court.

29. What kind of information can I provide to help the appeal process work better?

We invite you to provide transaction information and photographs of similar properties that have sold recently.

30. What if I fail to appeal in 45 days?

If you do not appeal your valuation within the appeal period, you forfeit your right to appeal for that year.

31. Isn't the objective of the Board of Assessors to generate as much revenue as possible by keeping the assessed values up?

No. Budgets are the focus of other departments. The State of Georgia evaluates our department and its tax digest for accuracy and conducts statistical sample tests. The objective of our office is to get our total assessed value right when the State reviews us. Failure to meet State standards for accuracy can result in penalties for our office.

32. What is the Board of Equalization and are there any costs for their services?

The Board of Equalization is a body selected and appointed by the Grand Jury, and is composed of citizens who are eligible to serve on a grand jury. There are no costs to you for using their services in an appeal.

33. What is arbitration and are there any costs to me as an appellant?

Arbitration is an option that you may use as an alternative to having an appeal heard by the Board of Equalization. Each side in an appeal must select and bear the cost of an arbitrator, as well as half the cost for a third arbitrator.

34. What are the costs for a Superior Court appeal?

A Superior Court appeal requires a $25 filing fee. 

35. If I appeal my valuation, will the resulting decision be used in future years?

Under a recent State law, the Board of Assessors cannot alter the result of the Board of Equalization or Court for two years, without an on-site inspection of the property or a return value being filed.

The preceding is general in nature and does not constitute legal advice. Property tax law is governed by the official code of Georgia. Therefore, for any questions pertaining to legality, please consult an attorney.