Madison County property taxes
Madison County — the City of Madison, Greenville, Lee and the farm and forest country of the Big Bend along the Georgia line — ranks in the lower half of Florida's counties on average total millage. Each of its three towns adds 7 to 9 mills, so a town bill runs well above one in the unincorporated county.
The 2025 numbers
Madison County's average total millage on the 2025 certified roll is 15.1668 mills — about $15.17 for every $1,000 of taxable value — the 40th-highest countywide average of Florida's 67 counties (how all 67 compare in the 2025 data study). It splits like this:
| Levy group | Mills | What it funds |
|---|---|---|
| School district | 5.334 | School board operating and debt levies — the portion the additional homestead exemption does not reduce |
| Non-school | 9.8328 | County commission, municipal, water management, independent and special districts |
| Average total | 15.1668 | Taxable-value-weighted countywide average, Florida DOR "Millage and Taxes Levied Report," 2025 roll |
A countywide average is a planning number, not your bill: the parcel's own districts set its millage (the city table below shows the spread), and non-ad-valorem assessments (fire, solid waste, CDD) come on top. On the 2025 tax roll they came to about $3.0 million here — $184 per parcel, against $597 statewide (see the 2025 non-ad valorem study).
2025 rate decisions. The county commission set its 2025 operating rate at 8.6776 mills (2024: 8.8776), above its rolled-back rate of 8.2373, so under Florida law it was a tax increase. The 2025 millage study lists all 4 county, city and district operating rates in Madison County on the state's report, and the vote each one took.
City of Madison and Madison County tax rates (2025)
Actual 2025 rates by city, from the Madison County 2025 final millage rates, as filed with the Florida Department of Revenue.
| Area | City millage | Total millage | Tax per $100,000 taxable |
|---|---|---|---|
| City of Madison | 7.0000 | 21.2928 | $2,129 |
| Lee | 8.5000 | 22.7928 | $2,279 |
| Greenville | 9.0772 | 23.3700 | $2,337 |
| Unincorporated Madison | none | 14.2928 | $1,429 |
Totals in this table run from 14.2928 mills (Unincorporated Madison) to 23.3700 mills (Greenville): on $100,000 of taxable value, location alone moves the bill by about $908 a year.
Every Madison County parcel pays the county's 8.6776 mills, 5.3340 for the school board (3.0860 required plus 2.2480 discretionary) and the Suwannee River Water Management District's 0.2812 — 14.2928 in all. The City of Madison adds 7.0000, Lee 8.5000 and Greenville 9.0772.
Trash pickup. In Madison County, homes outside city limits get garbage service this way: drop-off sites, no county curbside. Cities run their own service. Check the official page, or compare every county in the trash pickup study.
Fire and trash fees. On Madison County's 2025 tax roll, fire assessments came to about $68 per parcel (statewide: $129) and solid-waste assessments came to about $117 per parcel (statewide: $172). The 2025 fire and trash fee study compares all 67 counties.
Amendment 3 here. The state's Revenue Estimating Conference puts the cut to Madison County's local governments at $3.6 million a year once Amendment 3 is fully in effect ($2.2 million in its first year), out of about $11.83 billion statewide. A homestead assessed at $300,000 would save about $1,953 a year here from 2028, at the county's average non-school rate. The Amendment 3 by county study shows what it would cut for every city and county government.
What that means in dollars
Engine-computed examples at Madison County's average millage, using the school/non-school split above:
| Scenario | Estimated annual tax |
|---|---|
| $300,000 assessed value, homestead (both exemptions) | ≈ $3,911.18 |
| $500,000 assessed value, homestead (both exemptions) | ≈ $6,944.54 |
| $300,000 assessed value, no homestead (investment or second home) | ≈ $4,550.04 |
Homestead rows apply only the $25,000 exemption (§196.031(1)(a)) and the additional exemption up to $26,411 on non-school levies (§196.031(1)(b), 2026 CPI-indexed). Other programs stack on top; the buyer estimator models all eleven.
Buying in Madison County? The listing's bill is not your bill
At sale the assessment resets to market (§193.155), so your first Madison County bill tracks your price, not the seller's (the reset question below has the county's gap in dollars). Run the buyer estimator with Madison County pre-selected; moving a Florida homestead? The portability calculator computes what carries over.
USDA income limits in Madison County
USDA's guaranteed home loan caps household income by county. In Madison County the limit is $122,800 for households of 1 to 4 and $162,100 for 5 to 8, counting everyone who will live in the home after small deductions (USDA's income worksheet, October 2026). That is the $122,800 level most Florida counties share. The home also has to be in an eligible area: the USDA eligibility lookup checks an address and runs the income check. Other counties: all 67 USDA limits.
Key Madison County property tax dates
Set by state law, so identical statewide:
- Pay early, pay less: the 2026 bill is 4 percent off through November, stepping down each month until it is due by March 31 (the exact dates).
- Homestead exemption: live there on January 1 and file with the Madison County Property Appraiser by March 1 (what it saves).
- Value appeals: 25 days from the mailing date on your August TRIM notice (make a reminder for your deadline).
Add the 2026 tax discount dates to your calendar Add the 2027 homestead dates
Nearby counties
- Hamilton County property taxes — 15.2115 mills average
- Jefferson County property taxes — 13.8674 mills average
- Lafayette County property taxes — 16.2231 mills average
- Suwannee County property taxes — 15.6611 mills average
- Taylor County property taxes — 15.4326 mills average
Related reading
Your TRIM notice, explained · Amendment 3, explained · Homestead exemption calculator · Pay early, keep 4 percent
Buying here? Estimate your closing costs
Title insurance calculator · Documentary stamp (deed tax) calculator · Full closing cost worksheet · Seller net sheet
Look up an actual Madison County record
Search any Madison County address in the property-tax lookup, or go straight to the county's own offices:
- Property Appraiser: www.madisonpa.com
- Tax Collector: www.madisoncountytaxcollector.com
Estimates on this page are planning figures from official DOR millage data — never a bill, never tax advice. The county's TRIM notice and tax bill control.
Quick answers
How much is property tax in Madison County?
Madison County's average total millage is about 15.17 mills — the 40th-highest of Florida's 67 counties. On a $300,000 assessed home that computes to roughly $3,911 a year with the homestead exemption, or about $4,550 without it. Madison County — the City of Madison, Greenville, Lee and the farm and forest country of the Big Bend along the Georgia line — ranks in the lower half of Florida's counties on average total millage. Each of its three towns adds 7 to 9 mills, so a town bill runs well above one in the unincorporated county.
Where do I pay my Madison County property tax bill?
Madison County property tax bills are issued and collected by the county Tax Collector (www.madisoncountytaxcollector.com). The county Property Appraiser (www.madisonpa.com) keeps the certified value record behind it; the property-tax lookup here finds both for any Madison County address.
Will buying a home reset my property taxes in Madison County?
Yes — Florida assessed values reset to market value at sale (Fla. Stat. §193.155), so the seller's Save Our Homes cap ends at closing and your first full Madison County bill is computed from what you paid, not what the seller paid. The gap is visible in this county's own numbers: the same $300,000 home computes to about $4,550 without homestead protections versus $3,911 with them. Non-homestead property carries its own separate 10 percent assessment cap (Fla. Stat. §193.1554), which also does not transfer.
Who pays for title insurance in Madison County?
In Madison County, local custom puts the owner's title-insurance premium on the seller's side of the closing statement, as in most Florida counties. It is custom, not law; the contract controls.
What is the USDA income limit in Madison County?
For a USDA guaranteed loan in Madison County, household income must be under $122,800 for 1 to 4 people or $162,100 for 5 to 8, counting everyone who will live in the home after small deductions. The home must also be in a USDA eligible area; the USDA eligibility lookup checks both.
What is the property tax rate in the City of Madison?
The City of Madison's 2025 total property tax rate is 21.2928 mills, per Madison County's 2025 final millage filing — about $2,129 for every $100,000 of taxable value. It includes the city's own 7.0000 mills; unincorporated Madison County totals 14.2928.
Data verified as of October 2026.