Unincorporated Morgan runs 22.411 mills — a relatively low East Metro / Lake Oconee corridor base. Madison city limits land around 27.690.
Every Morgan levy from the GA DOR 2025 digest: Madison, Rutledge, Buckhead, Bostwick and unincorporated. Lake Oconee buyers — run the city line before you buy.
Tax on a $350,000 home in unincorporated Morgan County. That’s about $261 a month in escrow. Georgia assesses 40% of market value ($140,000 here), and this scenario’s 2025 levies total 22.411 mills.
Homestead exemptions reduce this — see the exemptions section below. Confirm any parcel with the county tax assessor / commissioner.
Morgan County property tax, explained
Georgia doesn’t tax your full home value. It taxes 40% of fair market value (O.C.G.A. § 48-5-7) — the assessed value. Every levy on your parcel then charges its millage against that number: $1 per mill per $1,000 of assessed value.
On a $350,000 home that’s $140,000 assessed, so every mill costs $140 a year. Keep that number in your head — it’s how you compare any two addresses in this county in about five seconds.
| Morgan County levy (2025) | M&O | Bond | Who pays it |
|---|---|---|---|
| County (unincorporated & incorporated) | 9.466 | 0.000 | Every parcel in Morgan County |
| Morgan County Schools | 12.945 | 0.000 | Countywide |
| City of Madison | 5.279 | 0.000 | Inside Madison city limits |
| City of Rutledge | 2.983 | 0.000 | Inside Rutledge city limits |
| City of Buckhead | 3.080 | 0.000 | Inside Buckhead city limits |
| City of Bostwick | 0.910 | 0.000 | Inside Bostwick city limits |
| SSD Madison commercial / interior business lighting | 0.968 / 1.069 | 0.000 | Business lighting districts only (not typical residential) |
| State of Georgia | 0.000 | — | No state levy on property |
All mills: GA DOR 2025 digest (Morgan). Unincorporated = 22.411. Madison lighting SSDs are business districts, not typical residential add-ons.
Morgan County tax rates by city
City math assumes: county 9.466 + schools 12.945 + city levy.
| Where the house sits | County | School | City | Total mills | Tax on $350,000 |
|---|---|---|---|---|---|
| Unincorporated Morgan County No city levy; no county fire district in digest | 9.466 | 12.945 | — | 22.411 | $3,138 |
| Madison (city limits) County seat; Lake Oconee / I-20 corridor | 9.466 | 12.945 | 5.279 | 27.690 | $3,877 |
| Rutledge (city limits) City levy | 9.466 | 12.945 | 2.983 | 25.394 | $3,555 |
| Buckhead (city limits) City levy | 9.466 | 12.945 | 3.080 | 25.491 | $3,569 |
| Bostwick (city limits) Lowest city levy in Morgan | 9.466 | 12.945 | 0.910 | 23.321 | $3,265 |
Before exemptions. Madison 65+ city homestead can cut the city piece — a seller’s senior bill is not your bill.
The 30-second rule for Morgan buyers
Madison vs. unincorporated is 5.3 mills — about $739 a year on a $350K house. Over a long hold that compounds. Historic downtown vs. unincorporated acreage is a lifestyle call — just price the mills.
Morgan County homestead exemptions
Exemptions cut the bill. What Morgan publishes:
- Regular homestead: up to $2,000 off assessed value for county and school M&O (does not cover bonded indebtedness or municipalities).
- Age 65+: additional $10,000 off for county and school M&O (no income limit). Madison residents 65+ can also get $10,000 off city M&O.
- HB 581: Morgan County and schools stayed in for 2025 per available summaries.
- How to file: Tax Assessor by April 1. Own and occupy as of January 1.
- Due date: November 15.
Buying a resale? Don’t budget off the seller’s bill.
A seller with a long-time freeze, senior exemption or HOST credit can show a bill that looks nothing like yours. Pull the current assessed value, run today’s millage, and set escrow on your number. Or send me the address — I’ll do it.
Morgan County property tax FAQ
What is the property tax rate in Morgan County, GA?
Unincorporated Morgan’s county-plus-school base is 22.411 mills (county 9.466 + schools 12.945). Madison city limits add 5.279 for about 27.690 total. No separate county fire district appears in the 2025 DOR digest.
How much is property tax on a $350,000 home in Morgan County?
Before exemptions: about $3,138 unincorporated and about $3,877 inside Madison. Rutledge about $3,555.
What homestead exemptions does Morgan County offer?
Per Morgan County: standard homestead up to $2,000 off assessed value for county and school M&O. Age 65+ can get an additional $10,000 off for county and school M&O (no income limit). Madison residents 65+ can also get an additional $10,000 off city M&O. File with the Tax Assessor by April 1. Own and occupy as of January 1.
When are Morgan County property taxes due?
Real-estate taxes are due November 15, per the Morgan County Tax Commissioner (morgangatax.org).
Did Morgan County opt out of HB 581?
Morgan County government and Morgan County Schools both stayed in HB 581 for 2025 (did not opt out), per available summaries. Confirm locally.
Chris Davis
I’ve helped buyers and sellers across Madison and the Morgan / Lake Oconee / I-20 corridor for over a decade. Send me any address and I’ll run the levies.
← Compare Georgia property tax rates by county · Walton · Gwinnett · Newton · Barrow · Jackson · Oconee · Rockdale · Athens-Clarke · Henry · chris@eastgahomes.com
Sources. Millage: GA DOR 2025 digest, Morgan lines: County 9.466; School 12.945; Madison 5.279; Rutledge 2.983; Buckhead 3.080; Bostwick 0.910; Madison lighting SSDs 0.968/1.069. Homestead: Morgan County. Due date: morgangatax.org (Nov 15). HB 581: available summaries. 40% assessment: O.C.G.A. § 48-5-7. Estimates before exemptions; not a tax bill.