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How Property Taxes Are Calculated in Effingham County
Effingham County uses the same statewide formula as the rest of Georgia:
- Fair Market Value (FMV): Set by the Effingham County Board of Tax Assessors, generally based on recent comparable sales.
- Assessed Value: 40% of fair market value statewide, including in Effingham County.
- Millage Rate: Set annually by the county, the Effingham County School System, and (if you live in an incorporated city) your municipal government.
- Tax Bill: Assessed Value ÷ 1,000 × Total Millage Rate = Tax Owed, before exemptions. Georgia’s state millage rate has been $0 since 2016.
Worked Example: $300,000 Home in the City of Springfield
| Fair Market Value | $300,000 |
| Assessed Value (40%) | $120,000 |
| County M&O millage | 5.596 |
| School (Effingham County Schools) millage | 18.450 |
| Medical Indigent millage | 1.480 |
| Industrial Development Authority millage | 2.000 |
| City of Springfield millage | 6.000 |
| Total millage | 33.526 |
| Estimated tax (pre-exemption) | $4,023.12 |
That’s $120,000 ÷ 1,000 × 33.526 = $4,023.12 per year before any homestead exemptions are applied.
2025 Millage Rates by Jurisdiction
Every Effingham County property pays the same county-wide base: County M&O, the county school tax (a single countywide district — unlike Chatham, Effingham does not have a separate city school system), Medical Indigent, and Industrial Development Authority (IDA) millage. Unincorporated residents also pay for county roads/public works and parks; incorporated (city) residents instead pay their city’s own millage.
| Jurisdiction | Total Millage | Est. Effective Rate |
|---|---|---|
| City of Springfield | 33.526 | 1.34% |
| City of Guyton | 29.666 | 1.19% |
| Unincorporated Effingham County | 28.876 | 1.16% |
| City of Rincon | 27.526* | 1.10%* |
| City of Clyo | 27.526† | 1.10%† |
*The City of Rincon has not levied a municipal property tax since 1998. As of August 2026 the city is holding public hearings on a proposal to introduce a 2.323-mill city tax for the first time in nearly three decades — if adopted, Rincon’s total would rise to roughly 29.85 mills (~1.19%). †We could not confirm an independent City of Clyo millage rate from public sources; Clyo’s total may be county-only (as shown) or may include a small city rate — confirm with the Tax Commissioner. Springfield and Guyton figures reflect the most recently reported city rates and should be confirmed for the current tax year, as city councils can adjust rates annually. Rates shown are estimates based on official 2025 county millage figures and are not a substitute for your actual tax bill.
Exemptions in Effingham County
Effingham County’s homestead exemptions work differently than Chatham County’s — rather than a Stephens-Day style value freeze, Effingham offers a set of flat-dollar exemptions based on age and income. Every homeowner should start with the standard homestead exemption; several others may apply depending on your age, income, or veteran status.
Standard Homestead Exemption
Any Georgia resident who owns and occupies their home as a primary residence as of January 1 qualifies for a $4,000 exemption off the county-assessed value and $2,000 off the school-assessed value (O.C.G.A. 48-5-44).
Age 65+ Exemption (SC)
Homeowners 65 or older qualify for a $4,000 exemption off county taxes and $12,000 off school taxes — with no income requirement.
Age 62+ Income-Qualified Exemption (S3)
Homeowners 62 or older whose household income (excluding most Social Security and retirement income, up to the federal maximum) is $10,000 or less can claim $4,000 off county taxes and $10,000 off school taxes (O.C.G.A. 48-5-52).
Age 65+ Income-Qualified Exemption (S4)
Homeowners 65 or older with the same $10,000 income limit can claim a larger $6,000 off county taxes and $20,000 off school taxes (O.C.G.A. 48-5-47) — plus a reduced sanitation fee ($100 flat rate for the first trash can) for qualifying households.
Disabled Veterans Exemption
100% service-connected disabled veterans qualify for a substantial exemption (a state-set amount adjusted annually, roughly $117,000–$122,000 depending on the tax year) applied against state, county, municipal, and school taxes. This extends to an unremarried surviving spouse or minor children (O.C.G.A. 48-5-48).
Surviving Spouse of a Service Member Killed in Action
The unremarried surviving spouse of a U.S. service member killed in a war or armed conflict qualifies for the same exemption amount as the Disabled Veterans exemption, applied against all ad valorem taxes (O.C.G.A. 48-5-52.1).
Property Tax Deferral for the Elderly
Homeowners 62 or older with gross household income of $15,000 or less can defer (not eliminate) payment of property taxes until the property is sold or transferred, or until deferred taxes plus interest reach 85% of the home’s fair market value.
How and When to Apply
All homestead exemptions are filed with the Effingham County Board of Tax Assessors:
Effingham County Board of Tax Assessors
802 South Laurel St., Administration Complex North, Springfield, GA 31329
(912) 754-2125
Monday – Friday, 8:30 a.m. – 5:00 p.m.
Applications may be filed any time during the year but must be submitted by April 1 to apply to that tax year. You must own and occupy the home as of January 1 to be eligible.
Millage rates sourced from Effingham County’s official 2025 PT-35 County Millage Rate Certification and public notices from the City of Springfield and City of Guyton. Exemption details sourced from the Effingham County Tax Assessor’s Office. Rates and exemption amounts change periodically — confirm current figures with the Board of Tax Assessors before making financial decisions. Have questions about how property taxes factor into your home search? Contact us.
