Emanuel County Board of Assessors

03/31/2026

Reminder: The deadline for filing returns, homestead exemptions, and covenants is tomorrow, Wednesday, April 1st.

If you miss the deadline, don’t worry, these concerns can still be addressed during the 45-day appeal period.

Please contact our office if you have any questions or need assistance!

10/31/2025

Happy Halloween! 🎃 👻

07/03/2025

🎤✨ She’s backkkkkk! And this time, she’s in charge!

Corrina Coker has returned to lead the Emanuel County Tax Assessor’s Office as chief appraiser. 🏡 From starting as a counter clerk to becoming the top official for local property assessments, her story is all about hard work, determination, and a passion for serving the place she now loves to call home. 💼🌿

With big changes in Georgia’s tax laws and more than 15,000 parcels to review every three years, Corrina says the job is no small feat, but she’s all-in. 🙌

📈 Our full press release breaks down her experience, how she plans to lead the office, and, most importantly, what her being at the helm now will mean for you property owners. Read it here 🔗: https://www.emanuelco-ga.gov/CivicAlerts.aspx?AID=140

05/22/2025

Assessor Board member Scott Cochran and Deputy Chief Appraiser Corrina Coker and Personal Property Manager Shay Clark attended the Georgia Dept of Revenue annual CAVEAT (Current Ad Valorem Edicts and Trends) seminar in Athens Georgia. This training is mandated for Assessors to keep their state certification current and to stay updated on changes in the property tax laws.

05/20/2025

05/20/2025

04/24/2025

We’re excited to be in our new home. A big thank you to everyone who made this possible and to the county leaders who built this WITHOUT using property tax revenue. Good job!

03/20/2025

Please check to see if you have a homestead exemption. You can check online, come to our office at 101 S Main St. 3rd floor Swainsboro Ga 30401, or call us at 478-237-1222. Deadline to apply is April 1st.

Back in November, Emanuel County voters 🗳️ overwhelmingly approved HR 1022, putting House Bill 581 into effect.

One of the biggest changes? A floating homestead exemption 🏡✨—a tool that helps stabilize taxable home values, even as property values go up 📈.

So, what does that actually mean? 🤔
Before HB 581, when property values increased, your taxable value increased right along with it 💸. Now, thanks to the floating homestead exemption, your taxable value is protected from sudden jumps. Instead of increasing with the market, it can only rise at a controlled rate based on the Consumer Price Index (CPI) 📊, determined by the state revenue commissioner.

This means that while market values fluctuate, your taxable home value will only grow at a limited, controlled pace—if at all. However, HB 581 does not cap overall property value growth. Your home’s value will still rise based on the market, but the taxable portion of your home’s value won’t increase unpredictably 🏠⚖️.

Let’s clear up a few things: 📝✅
🔹 HB 581 doesn’t change how taxes are calculated. The county’s tax process and millage rate remain the same.
🔹 HB 581 won’t cause the county to "lose" money. Property values will continue to grow based on market conditions, but the taxable portion of a homesteaded property can only increase up to CPI 📉.
🔹 New construction, home additions (storage buildings, decks, porches, etc.), commercial properties, and non-homesteaded properties are not covered by this exemption.

Now, let’s put some worries to bed: 😌🛏️
❌ “My home value went up, so my taxes will too.”
✅ Nope. Your taxable value stays the same unless adjusted based on CPI—and even then, it will only increase at a limited rate.

❌ “HB 581 raises my taxes.”
✅ No. It actually protects homeowners from large tax increases and, in some cases, could even lower taxes over time 🏡💰.

❌ “This changes past tax bills.”
✅ No. It only applies moving forward ➡️📆.

❌ “This will cause problems for the county budget.”
✅ No. HB 581 does not impact the county’s ability to operate. While homesteaded property values may change over time, the county commission still has the option every year to make millage rate adjustments—just like before HB 581 ⚖️📊.

The Bottom Line 🔑
HB 581 doesn’t stop property values from rising, but it does control how much of that increase can be taxed each year by capping it at CPI 📉. This keeps tax bills stable and predictable for homeowners while ensuring the county can continue to operate normally 🏛️.

02/28/2025

Emanuel County Residents, if you own property and live at that property please check to see if you have a homestead exemption. You can check online, come to our office at 101 S Main St. 3rd floor Swainsboro Ga 30401, or call us at 478-237-1222. Deadline to apply is April 1st.

02/12/2025

* Important Dates *

January 1st - April 1st
Return Period and also when Homestead Exemption and Specialized Assessment applications are accepted.

Property Tax Return - All property owners are required by law to "return" their property every year. This means that they must file a declaration of current market value plus report any changes made to the property during the preceding year to with the assessors office. Failure to file a written return becomes an automatic "return" declaring that the status and value of the property is correct as determined by the assessors office for the preceding year. This return is not an appeal!

Special Use Assessments Applications - This covers Conservation or Preferential Agricultural use; Environmentally Sensitive; Historical; and others. You can receive guidelines for these program from the Assessor's Office.

Personal Property Returns/Reporting Forms - Return of personal property owned to be assessed. Freeport Exemption Applications to be filed at this time.

10/23/2024

𝐄𝐦𝐩𝐨𝐰𝐞𝐫𝐞𝐝 𝐕𝐨𝐭𝐞𝐫𝐬 𝐒𝐡𝐚𝐩𝐞 𝐭𝐡𝐞 𝐅𝐮𝐭𝐮𝐫𝐞 🌟🗳️

🗳️✅ Whether you've already voted or are heading to the polls soon, the Emanuel County Board of Commissioners wants to make sure you're in the know about HR 1022 and HB 581.

This issue could impact your property taxes in a big way—from capping your home’s value increases 📈🏡 to making property tax calculations fairer across the state. It will also give counties like Emanuel the option to create a new local sales tax 💵 to ease property tax burdens.

If approved, these changes would take effect in 2025. Get all the details before you vote!👇
🔗: https://tinyurl.com/2ks6cbec