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How Property Taxes Are Calculated in Bryan County
Bryan County uses the same statewide formula as the rest of Georgia:
- Fair Market Value (FMV): Set by the Bryan County Board of Tax Assessors, generally based on recent comparable sales.
- Assessed Value: 40% of fair market value statewide, including in Bryan County.
- Millage Rate: Set annually by the county, the Bryan County School System, and (if you live in Pembroke or Richmond Hill) your city government.
- Tax Bill: Assessed Value ÷ 1,000 × Total Millage Rate = Tax Owed, before exemptions.
Worked Example: $400,000 Home in Richmond Hill
| Fair Market Value | $400,000 |
| Assessed Value (40%) | $160,000 |
| County millage | 5.770 |
| School millage | 14.663 |
| School Bond millage | 1.500 |
| City of Richmond Hill millage | 3.981 |
| Total millage | 25.914 |
| Estimated tax (pre-exemption) | $4,146.24 |
That’s $160,000 ÷ 1,000 × 25.914 = $4,146.24 per year before any homestead exemptions are applied. Bryan County also bills separate flat annual fire and solid waste fees (not part of the millage calculation) — see the notes below.
2025 Millage Rates by Jurisdiction
Every Bryan County property pays the same base: County millage, School M&O millage, and School Bond millage. Pembroke and Richmond Hill residents add their city’s own millage on top; unincorporated residents pay no additional municipal millage but are billed a separate flat-fee fire district charge.
| Jurisdiction | Total Millage | Est. Effective Rate |
|---|---|---|
| City of Pembroke (District 1) | 33.933 | 1.36% |
| City of Richmond Hill (District 2) | 25.914 | 1.04% |
| Unincorporated Bryan County (District 3) | 21.933 | 0.88% |
Bryan County has rolled back its county millage rate for nine consecutive years, giving it one of the lowest county rates in the Savannah metro area. In addition to ad valorem millage, the county bills separate flat annual fees for fire protection and (in the unincorporated area) solid waste — these aren’t part of your effective tax rate but do add to your total annual bill (e.g., $300/year residential fire fee in the unincorporated area, $225/year in Richmond Hill, $36–$225/year depending on district). Rates shown are estimates based on the county’s official 2025 millage table and are not a substitute for your actual tax bill.
Exemptions in Bryan County
Bryan County offers some of the most generous local homestead exemptions in the Savannah metro area, especially for homeowners 65 and older. Every homeowner should start with the standard homestead exemption; several others may apply depending on your age, income, or veteran status.
Standard Homestead Exemption (Under Age 65)
Homeowners who own and occupy their home as a primary residence (181+ days per year) as of January 1 qualify for a $30,000 exemption off the county-assessed value and $2,000 off the school-assessed value.
Senior Homestead Exemption (Age 65+)
Homeowners 65 or older qualify for a $50,000 local exemption applied against county, city, and school ad valorem taxes — subtracted from the 40% assessed value, meaning the first $125,000 of a home’s appraised (fair market) value is effectively untaxed. There is no income requirement for this exemption.
Age 62+ Low-Income Exemption
Homeowners 62 or older with total household gross income under $10,000 (from all sources) qualify for a 100% exemption on the state portion of ad valorem taxes on up to 10 contiguous acres, plus a $2,000 exemption on the balance of the assessed value. Proof of age and prior-year income is required.
Disabled Veterans Exemption
Veterans with a qualifying VA disability award receive a substantial exemption (currently $117,014 off assessed value, adjusted periodically by the state) applied against state, county, city, and school taxes. Unremarried surviving spouses receive the same exemption.
Surviving Spouse of a Service Member Killed in Action
The unremarried surviving spouse of a U.S. service member killed in action qualifies for the same exemption amount as the Disabled Veterans exemption ($117,014 off assessed value), applied against all ad valorem taxes.
Surviving Spouse of a Firefighter or Peace Officer Killed in the Line of Duty
The unremarried surviving spouse of a firefighter or peace officer killed in the line of duty qualifies for a 100% exemption from all ad valorem taxes on the home.
How and When to Apply
Homestead exemption applications are collected at the Bryan County Tax Commissioner’s Office (tag office):
Richmond Hill Office: 66 Capt. Matthew Freeman Dr., Suite 102, Richmond Hill, GA 31324 — (912) 756-2434
Pembroke Office: 11 North Courthouse St., Pembroke, GA 31321 — (912) 653-3880
You must own and occupy the home as your primary residence (181+ days per year) as of January 1. If you don’t move or change the property name, you don’t need to reapply each year; taxpayers changing exemption classifications (such as turning 65) must file an additional application.
Millage rates sourced from the Bryan County Tax Commissioner’s official 2025 Millage Rates & Annual Fees table. Exemption details sourced from the Bryan County Tax Assessor’s Office. Rates and exemption amounts change periodically — confirm current figures with the Tax Commissioner before making financial decisions. Have questions about how property taxes factor into your home search? Contact us.
