Ever stared at your property tax bill in Savannah and wondered if the numbers were pulled out of thin air? You aren't alone. Most people think the chatham county ga property appraiser is out to get them. Honestly, the reality is a lot more bureaucratic and a lot less personal.
Living in Chatham County means dealing with a very specific set of rules. Whether you're in the historic district or out in Pooler, the Board of Assessors (BOA) is the group calling the shots on what your home is worth. They don't actually set your tax rate—that’s the millage rate’s job—but they provide the foundation. If that foundation is shaky, you end up paying for it. Literally.
How the Chatham County GA Property Appraiser Actually Works
The BOA office isn't just one person with a clipboard. It’s a massive operation run by the Chief Appraiser—currently Corey Gillenwater holds the interim title—and a team of specialists. They use three main ways to figure out what your place is worth.
First, there’s the Market Approach. This is the one you probably know. They look at what houses like yours sold for recently. Then there’s the Cost Approach. Basically, if your house burned down today, what would it cost to rebuild it with the same materials? They subtract a bit for age (depreciation) and add the land value. Finally, for the business owners in the crowd, they use the Income Approach. If a property makes money, its value is tied to that revenue stream.
Here is a weird detail: the appraiser measures your house from the outside. You might have a 2,000-square-foot interior, but if the exterior perimeter says 2,200, you’re getting taxed on 2,200. They don’t care about your "living space" inside the walls; they care about the footprint.
The Big 2024 Legislative Shift
Things changed recently. You've gotta keep up with Georgia House Bill 581 and HB 92. These aren't just boring legal codes; they fundamentally shifted the rules for 2025 and 2026.
For years, there was this unspoken (and sometimes written) rule that the price you paid for a house last year was the maximum it could be valued at this year. Not anymore. Now, the sale price isn't a hard cap. If market trends in Savannah are skyrocketing, the chatham county ga property appraiser can value your home higher than what you paid for it just months ago. It feels unfair, right? But it's the law now.
Another biggie: the "299C freeze." This is a protection that keeps your value from jumping for three years after a successful appeal. Under the new rules, you only get this freeze if you actually show up to your hearing and the value gets reduced. You can't just file paperwork and hope for the best.
Why Your Assessment Notice Looks Different
If you opened your mail in 2025 and thought you were looking at a different county's form, you're not crazy. The state mandated a new format. It now includes "rollback rates."
- Rollback Rate: This is the tax rate the county should use to collect the exact same amount of money as last year if property values went up.
- The Reality: Local governments often ignore the rollback and keep the rate higher to get more revenue.
Appealing the Chatham County GA Property Appraiser's Value
If you think the value is wrong, don't just complain on Facebook. File an appeal. You usually have 45 days from the date on your assessment notice.
You have to pick a path. Most people go with the Board of Equalization (BOE). It’s free. You’ll sit in a room with three local citizens—not county employees—and explain why the appraiser is wrong. Bring photos. Bring a recent private appraisal if you have one. If you have a massive commercial property worth over $500,000, you might look into a Hearing Officer instead.
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There's also Binding Arbitration. This one costs money. You have to pay for a certified appraisal yourself and put up a $25 filing fee. If the arbitrator picks a value closer to yours than the county's, you get your money back. If you lose? You're out the cash.
What Most People Miss About Homestead Exemptions
You've probably heard of the Homestead Exemption. In Georgia, it knocks $2,000 off your assessed value. In Chatham, we also have the Stephens-Day Exemption. This is the "secret sauce" of Savannah real estate. It essentially freezes the value of your home for the county portion of your taxes as long as you live there.
But here is the catch. You have to apply by April 1st.
However—and this is a "pro tip" from recent law changes—if you missed that April 1st deadline, you can now apply during that 45-day appeal window. But you have to do it in person at 222 W. Oglethorpe Ave.
Real-World Math: Savannah Edition
Let's say the chatham county ga property appraiser says your house is worth $400,000.
In Georgia, you are only taxed on 40% of that. That’s $160,000.
If you have a $2,000 Homestead Exemption, your "taxable value" drops to $158,000.
Now, you multiply that by the millage rate. If the rate is 30 mills (which is just 0.030), your bill is $4,740.
Wait. It’s actually more complicated because Chatham County residents usually pay three different groups:
- The County (General Fund)
- The School Board (Usually the biggest chunk)
- The City (If you're in Savannah, Pooler, Tybee, etc.)
Each of these has its own exemptions. The School Board doesn't always honor the same freezes the County does. It's a mess.
Actionable Steps for Chatham Homeowners
Don't wait until the bill shows up in your inbox to care about this. Property taxes are a year-round game.
1. Check Your Record Card Online
Go to the Chatham County BOA website. Look up your address. Look at the "Property Record Card." If they think you have a finished basement and you definitely don't, that’s an easy fix that saves you money immediately.
2. Watch the January 1st Rule
Everything is based on who owned the property and what it looked like on January 1st. If you bought your house on January 2nd, the previous owner's exemptions might stay for a year, or you might be stuck with their lack of exemptions.
3. Collect Evidence Now
If your neighbor’s house—which is identical to yours—sold for $50k less than your assessment, save that listing. Take photos of that crack in your foundation or the roof that needs replacing. The appraiser doesn't come inside your house; they don't know it's a "fixer-upper" unless you tell them.
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4. Visit the Office
The Board of Assessors is at 222 W Oglethorpe Ave, Suite 113. They are open 8:00 AM to 5:00 PM. Sometimes, a polite conversation with an appraiser can resolve a factual error without the drama of a formal board hearing.
5. Verify Your Exemptions
If you are over 62, a disabled veteran, or a surviving spouse, there are massive exemptions you might be leaving on the table. Some of these can't be filed online; you have to go in person with your ID and documentation.
The chatham county ga property appraiser isn't an oracle. They use algorithms and mass appraisal techniques that often miss the nuance of a specific street or a specific house. Being your own advocate is the only way to ensure you aren't overpaying into the county coffers.
To get started, pull your current Property Record Card from the BOA portal and compare the "Square Footage" and "Year Built" fields against your most recent home inspection or appraisal report. If there’s a discrepancy, call (912) 652-7271 to schedule an informal review before the next assessment cycle begins.