You just got that yellow paper in the mail. Your heart sinks. The number at the bottom—your property’s "Fair Market Value"—is way higher than you expected.
Most people in Savannah and the surrounding islands look at their assessment and think the Chatham County Tax Assessor Georgia is trying to price them out of their own homes. Honestly, it’s a common feeling. But here's the thing: the Board of Assessors (BOA) doesn't actually set your tax rate. They just tell the county what your house is worth.
It’s a subtle distinction that makes a massive difference in how you handle your bill.
The 40% Rule and Why Your Math Might Be Wrong
In Georgia, you aren't taxed on 100% of your home's value. The law dictates that property is taxed at an assessed value of exactly 40%.
If the Chatham County Tax Assessor Georgia says your bungalow in Ardsley Park is worth $400,000, your taxable base is actually $160,000. Before you celebrate, remember that the millage rate—set by the County Commission, City Council, and School Board—gets applied to that $160,000.
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One thing that trips people up is the "square footage" argument. I’ve seen homeowners measure their bedrooms and tell the assessor the county's data is wrong.
The county measures the exterior perimeter. They don't care about your "living space" inside the walls; they care about the footprint of the structure. If you’re arguing square footage, make sure you're measuring from the outside, or you've already lost the debate.
The HB 581 Shift: The Rules Changed in 2025
If you bought a house recently, you might have heard that the sales price is the "ceiling" for your first year of taxes.
That used to be the case under the old "Year After Sale" rule. However, thanks to Georgia House Bill 581 and HB 92, which really took hold for the 2025 and 2026 tax cycles, that protection has vanished. The transaction amount from last year is no longer the maximum allowable value.
The Chatham County Tax Assessor Georgia can now assess your new home higher than what you just paid for it if market trends justify the jump.
It feels unfair. I get it. You just handed over a check, and the county immediately says, "Actually, it's worth more." This change makes filing for your Homestead Exemption more critical than ever.
The Magic of the 299C Freeze
There is a silver lining. It’s called a 299C freeze.
Basically, if you file an appeal and the Board of Equalization (or a hearing officer) reduces your value, that value stays frozen for three years. It’s one of the few ways to find stability in a rising market. But be careful: if you have a 299C freeze active and you decide to appeal again to try and get it even lower, you might accidentally break the freeze and lose your protection.
Homestead Exemptions: Don't Leave Money on the Table
You have until April 1st.
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That is the hard deadline for filing your Homestead Exemption in Chatham County. If you miss it, you’re paying full freight for the entire year. To qualify, you must have owned and occupied the home as of January 1st.
What you need to bring to 222 W. Oglethorpe Ave:
- A valid Georgia Driver’s License (with your new address on it!)
- Your vehicle registration (also at the new address)
- A current utility bill
If you’re over 62 or 65, there are additional "Senior" exemptions that can wipe out the school tax portion of your bill, which is usually the biggest chunk. For 2026, the income limits for these have adjusted slightly, so even if you didn't qualify a few years ago, it's worth checking the current thresholds.
How to Actually Win an Appeal
Most people lose their appeals because they walk in and say, "My taxes are too high."
The Board of Assessors doesn't care about your taxes. They only care about the Fair Market Value. To win, you need to prove one of two things:
- Uniformity: Your neighbor has the exact same house, but their assessment is $50,000 lower.
- Value: A house just like yours down the street sold for less than your assessment.
Use the "Comper" tool on the BOA website. It lets you search for comparable sales. If you find three houses similar to yours that sold for less than your appraised value, you have a real case.
Don't bring photos of your messy kitchen. Do bring photos of structural damage, foundation cracks, or that swamp in the backyard that the appraiser couldn't see from the street.
Real-World Nuance: The "Hidden" 10-Year Covenant
If you’re out in the more rural parts of the county—think toward Pooler or West Chatham—and you have more than 10 acres, you should look into CUVA (Conservation Use Valuation Assessment).
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As of 2026, Georgia has even considered increasing the acreage limits for these programs. By entering a 10-year covenant to keep the land "green," you can see a massive reduction in your assessment. The catch? If you break the covenant (like selling it to a developer in year seven), the penalties are brutal. You’ll owe double the tax savings you received.
Actionable Next Steps for Homeowners
If you want to keep your property taxes under control, don't wait for the bill in the fall.
- Verify your data now: Go to the Chatham County BOA website and search for your property record card. Check the bed/bath count. If they think you have a finished basement and you don't, that's an easy fix.
- Apply for Homestead immediately: If you moved in last year, do not wait until March 31st. The lines at the Pete Liakakis Government Building get long. You can also file online at
boa.chathamcountyga.gov. - Watch for the Notice of Assessment: These usually go out in May or June. You only have 45 days from the date on that notice to file an appeal. If you miss that window, you are stuck with that value for the year.
- Check your 299C status: If you won an appeal in 2024 or 2025, make sure the "Value History" tab on your property record shows "APPEAL DECISION" to ensure your freeze is still in place.
Managing your relationship with the Chatham County Tax Assessor Georgia is really about being proactive. The staff there, led by the Interim Chief Appraiser, are following state-mandated formulas. They aren't your enemy, but they also aren't going to find exemptions for you—you have to go claim them.