Dade County Property Assessor 2026: Search & Tax Records

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Dade County Georgia • 2026 Assessment & Tax Guide

Search Dade County GA Property Records, Assessed Values, GIS & Tax Bills

This guide is for Dade County, Georgia, the county headquartered in Trenton at Georgia’s northwestern corner. The official valuation office is the Dade County Board of Tax Assessors, with Chief Paula Duvall and the county-linked qPublic/Schneider parcel system.

For 2026, the most important timing fact is that Dade County announced its property assessment notices were mailed on June 3, 2026. Georgia’s normal assessment-appeal clock is 45 days, so owners from that general mailing should not assume an ordinary 2026 appeal remains open in August.

Use the Assessor for values, exemptions and parcel data; Tax Commissioner Angie M. Galloway for bills and payments; and Clerk Kathy Page for deeds, liens, plats and certified land records.

qPublic owner, address, parcel and map research
2026 assessment-notice and appeal status
40% Georgia assessment, homestead freeze and CUVA
Tax lookup, November cycle, deeds, liens and FANS alerts
Search Dade Property Search Property Tax Tax Commissioner Search Deeds & Liens
County Dade County, Georgia
Chief Appraiser Paula Duvall
Assessor Phone 706-657-6341
Assessment Ratio 40% of FMV
Reviewed August 12, 2026
2026 owner alert

Dade County’s Normal 2026 Assessment Appeal Window Has Passed

Dade County announced that 2026 property assessment notices were mailed June 3, 2026. The county’s assessment guidance gives owners 45 days from the mailed assessment notice to file a written appeal. By August 12, the normal window associated with that June mailing is over.
Did you already appeal? Keep every Board of Assessors decision because later response deadlines can arise after the initial appeal.
Did you receive a different notice later? Do not use June 3 automatically. Calculate your deadline from the date on the actual assessment notice you received.
Never received the notice? Contact the Assessor immediately and ask what notice was issued for your parcel and what remedy, if any, remains.
Tax bill ≠ assessment notice. Waiting until the fall property-tax bill arrives can be too late to challenge the underlying assessment.
Avoid the Miami-Dade mix-up

This Page Is Dade County, Georgia—not Miami-Dade County, Florida

Dade County, Georgia County seat: Trenton.
Office: Board of Tax Assessors.
Property system: qPublic/Schneider.
Assessment generally: 40% of fair market value.
Looking for Miami-Dade, Florida? Use the separate Miami-Dade Property Appraiser guide for folio searches, Florida homestead, TRIM and VAB procedures.
Three-office property workflow

Tax Assessor vs Tax Commissioner vs Clerk of Superior Court

Board of Tax Assessors Use for:
  • Fair market value
  • 40% assessed value
  • Parcel/property cards
  • Land/building information
  • Homestead
  • Value Freeze
  • CUVA / preferential agriculture
  • Personal property
  • Assessment appeals
Tax Commissioner Use for:
  • Property-tax bill
  • Current balance
  • Payment
  • Receipts
  • Delinquent tax
  • Fi.Fa. liens
  • Tax sales
  • Mobile-home tax
Clerk of Superior Court Use for:
  • Warranty deeds
  • Security deeds
  • Plats
  • UCC records
  • Liens
  • General execution records
  • Historical land records
  • Certified copies
Shortcut: value question → Assessor. Amount owed → Tax Commissioner. Legal ownership or recorded lien → Clerk.

Choose the Dade County Property Task You Need

Find a property Use qPublic and search by owner, property location, parcel identifier or available legal/map criteria.
Check assessed value Separate the 100% fair market appraisal from the 40% Georgia assessed value.
Check exemptions Review standard homestead, Dade Value Freeze, senior programs and agricultural treatment.
Find tax bill Search Tax Commissioner records by name, company, bill number, parcel, account or address.
Check agricultural land Determine whether CUVA or preferential agricultural assessment applies and whether a covenant exists.
Research legal records Trace deeds, liens, plats, UCC filings and historical land records through the Clerk.

Dade County Property Guide Navigation

Verify These Fields Before Paying, Appealing or Buying

Parcel Number The strongest cross-system identifier.
Owner / Mailing Name Useful for identification but not a substitute for recorded title.
Physical Location Confirm the parcel rather than relying on mailing address.
Land / Acreage Important for rural tracts, CUVA and exemption acreage limits.
2026 Fair Market Value The Assessor’s 100% appraisal.
Assessed Value / Exemption Confirm the 40% calculation and approved relief.

Dade County Property Record Value Decoder

Field Meaning Why it matters
Fair Market Value 100% appraisal of what the property would reasonably sell for as of January 1. Primary value question in an assessment appeal.
Assessed Value Normally 40% of fair market value. Georgia millage is applied to assessed taxable value.
Land Value Appraised component attributed to land. Review acreage, access, location and land class.
Improvement Value Appraised value of buildings and taxable improvements. Check size, age, condition and structures.
Exemption Approved value reduction or special treatment. Homestead, senior or other relief can materially change the bill.
Preferential / CUVA Special agricultural/current-use treatment where approved. Existing tax can be much lower than unrestricted taxation.
Sale / Transfer Assessment-side transaction clue. Use the actual Clerk deed for legal ownership conclusions.
Georgia property-tax calculation

How a Dade County Appraisal Becomes Taxable Value

1. January 1 Property Ownership, use and property condition begin with Georgia’s January 1 valuation date.
2. Market Appraisal Assessor estimates 100% fair market value.
3. 40% Assessment Most property is assessed at 40% of fair market value.
4. Exemptions Approved homestead or other relief reduces taxable assessment.
5. Millage Applicable county, school and other levies determine ad valorem tax.
One mill = $1 for each $1,000 of taxable assessed value.
Example Market Value $250,000
40% Assessment $250,000 × .40 = $100,000
Then Subtract applicable exemptions and apply the final levy for the parcel’s tax district.
2026 millage caution: Dade County’s financial-information page was still displaying 2025 millage information at this review. County officials were discussing the 2026 millage calculation in late July, so do not reuse a 2025 rate as though it were final for 2026.
2026 assessment notices mailed June 3

Dade County Assessment Appeal Workflow

JAN 1 Valuation date Assessment is tied to January 1 property facts.
JUN 3 2026 notices mailed County publicly announced the mailing date.
45 DAYS Initial appeal Written appeal generally must be filed within the applicable notice period.
BTA Assessor review Board may maintain or revise the assessment.
BOE Further review Unresolved appeals can move to Board of Equalization or another legally selected route.
Current status: as of August 12, the ordinary appeal period associated with Dade’s June 3 mass mailing has passed. A later, parcel-specific notice can create a different deadline, so use the date on your own notice.

What can be appealed?

Value What would the property reasonably sell for?
Uniformity Is the parcel treated consistently with comparable property?
Taxability / Exemption Is the property taxable or was qualifying treatment denied?

Appeal evidence checklist

  • 2026 assessment notice
  • Current qPublic property card
  • Recent comparable sales
  • Property-condition photos
  • Wrong square footage evidence
  • Acreage / legal-description support
  • Independent appraisal if useful
  • Exemption documentation
After a Board of Assessors value change: Dade’s published process says an owner who remains dissatisfied may have 21 days to respond in writing requesting the appeal continue to the Board of Equalization. Read the actual decision letter carefully.
Current Dade deadline: April 1

Dade County Homestead Exemption

A qualifying owner must generally own and occupy the Dade County home as the legal residence as of January 1. The current Assessor page and current Tax Commissioner information both state that the application must be received by April 1 to apply to that tax year.

Own & occupy Principal residence as of January 1.
File by April 1 Applications received later apply to the following year.
Standard exemption County page describes the standard Georgia $2,000 assessed-value exemption for applicable levies.
Automatic renewal Once approved, ordinary homestead generally continues until ownership/residence or qualification changes.
Older-page conflict resolved: one legacy Dade County Tax Commissioner page still says March 1. Newer Assessor, Important Dates, Homestead and current Tax Commissioner pages consistently use April 1. This guide uses April 1.
Prepare before applying: Dade asks for a Georgia driver’s license showing the current residential address, Dade County vehicle-registration receipt, income proof for income-based exemptions, and any additional eligibility documents requested by the Board.
Local Dade County feature

Dade County Has a Local Homestead Value Freeze

Dade County states that H.B. 918 / 919 allows a qualifying homeowner to freeze the assessment based on the prior-year value for county and school purposes on the residence and up to three acres.

What is protected? The qualifying homestead house plus up to three acres under the county’s description.
What does “freeze” mean? It concerns the protected assessment base—not a guarantee that the total tax bill can never change.
Why can tax still change? Millage, bonded levies, added improvements, acreage, ownership or qualification can affect the final bill.
Buyer warning: do not assume a seller’s frozen assessment automatically becomes the buyer’s protected base after a transfer. Ask the Assessor how the change in ownership affects the exemption before estimating future taxes.
Age-based relief

Dade County Senior Homestead Programs

Age 65+ school relief Dade County describes a local exemption for homeowners 65 or older covering the homestead and up to five acres for school M&O purposes.
Age 70+ local county exemption Dade describes a county-tax exemption for qualifying owners age 70+ with annual income not exceeding $15,000, covering up to five homestead acres.
Floating age 62 option Dade also describes a floating/varying exemption for homeowners 62+ with gross household income of $30,000 or less, subject to its levy limitations.
Income definitions matter. Do not decide eligibility from the headline income number alone. Ask the Assessor what income is included/excluded and what proof is required for the 2026 application year.
Preferential agriculture & Conservation Use

Dade County CUVA and Agricultural Assessment

Preferential Agriculture Certain bona fide agricultural property can qualify for assessment at 30% rather than the ordinary 40% of fair market value.
Conservation Use Qualifying agricultural, timber, environmentally sensitive or residential transitional property can be valued according to current use.
10-Year Covenant Dade states that these preferential programs require a commitment to the qualifying use for at least 10 years.
Before selling, subdividing or changing use: ask the Assessor whether the parcel is under a covenant and what breach/penalty consequences would follow the proposed transaction.
2026 filing: Dade’s current deadline page places agricultural and Conservation Use applications in the January 1–April 1 filing period. That normal 2026 period has passed.
Business assets & Freeport

Dade County Business Personal Property

Businesses with taxable inventory, furniture, fixtures or equipment may have a separate personal-property reporting obligation from the real-estate parcel.

Reporting period Dade’s important-date guidance places personal-property reporting in the January 1–April 1 period.
Freeport Qualifying inventory can receive Freeport treatment when the applicable application and requirements are satisfied.
Assessed at 40% Unless another statutory treatment applies, Georgia personal property is generally assessed using the 40% framework.
Missed April 1? Contact Paula Duvall’s Assessor office for the proper late-return or current-account procedure rather than assuming a late Freeport filing receives full relief.
Standing Dade County tax calendar

Dade County Property Tax Due Date & 2026 Millage Status

Standing real-property due date The Tax Commissioner’s current FAQ states that real estate and business personal-property taxes are due November 15 each year.
2026 calendar caution November 15, 2026 falls on a weekend. Use the actual 2026 tax bill and live Tax Commissioner instructions for the operative payment deadline rather than assuming an extension.
2026 millage The county had not posted a final 2026 rate on its financial-information page at this editorial review.
Why no hard-coded 2026 rate here? County officials were still discussing the millage calculation in late July 2026, and the public financial page continued to display 2025 millage information.
Do not multiply a 2026 assessment by a copied 2025 millage rate. Use the final 2026 county/school rates and any applicable City of Trenton levy once issued.
Interest, penalty & Fi.Fa.

What Happens When Dade County Property Tax Is Late?

Interest Dade’s current Tax Commissioner FAQ states that interest is charged at 1% per month after the real-estate/business-personal-property due date.
90-Day Penalty The current county FAQ states a 10% penalty applies to taxes not paid within 90 days of the deadline.
Fi.Fa. Lien Dade warns unpaid taxes can become subject to a tax Fi.Fa. recorded with the Clerk of Superior Court.
Get a live payoff. Once an account is delinquent, do not manually calculate from the face amount on an old statement.
Current tax-sale status

Dade County Tax Sales

As of this August 12, 2026 review, the Dade County Tax Commissioner’s live Tax Sales page states:

No tax sales at this time.
A future delinquent-property sale can be added later, so prospective bidders should always use the Tax Commissioner’s live page immediately before relying on a sale list.
Check Current Dade County Tax Sales Verify whether any new levy or sale information has been posted.
Different calendar from real estate

Dade County Mobile & Manufactured Home Tax

Taxable property Mobile/manufactured homes are treated as taxable personal property under Georgia’s system.
April 1 deadline Dade’s Tax Commissioner states mobile-home tax is due April 1 each year.
Location permit Current-year mobile-home tax must be paid to obtain the required location permit.
Clerk Kathy Page • land records

How to Search Dade County Deeds, Plats, UCCs & Liens

Start with the Assessor parcel. Copy owner name, parcel number, legal description and any sale/recording clues.
Open the Clerk’s Property Index Search. Use Dade County Property Index Search.
Choose current or historical records. The Clerk provides a current property-record search plus a separate historical land-record system for 1849–1997.
Search the relevant parties. Trace grantor/grantee names and later documents affecting the parcel.
Review document type. The Clerk records deeds, plats, condominium plans, UCC filings, liens, General Execution records and other real-estate instruments.
Read the underlying instrument. The online index is a research tool; deed language controls the legal conveyance.
Request certification when legally required. The Clerk expressly warns that the online property index itself is not a legal document.
Boundary warning: qPublic/GIS parcel lines do not replace the recorded plat, deed legal description or a licensed boundary survey.
Free property-record notification

Use Georgia FANS to Watch for Recorded Property Changes

Dade County’s Tax Commissioner currently promotes the Georgia Superior Court Clerks’ Cooperative Authority FANS service for alerts about changes made to property ownership records.

What it does Sends a text or email notification when a matching property-record filing is detected under the service.
What it does not do It is an alert system, not a title-insurance policy and not a guarantee that a questionable document will be prevented from recording.
Open Georgia FANS Register the names/property information you want monitored and keep your contact method current.

Dade County Property Research by Situation

Situation Records to check Next action
Buying a home qPublic, tax account, homestead/freeze status, deed, liens and survey. Do not assume seller exemptions or frozen assessment transfer unchanged.
2026 appraisal jumped June assessment notice, property card, comparable sales and building facts. Normal June-mailing appeal window has passed; contact Assessor about any remaining parcel-specific remedy.
Age 65 or 70+ Current homestead record and age/income documentation. Ask the Assessor to compare every local exemption for which you may qualify.
Farm / timber parcel CUVA/preferential status, covenant, acreage and deed. Calculate covenant consequences before transfer or use change.
Need current tax AssuranceWeb tax account. Search parcel/account and use live balance rather than estimate.
Need legal owner Recorded deed and later instruments. Use Clerk records rather than qPublic owner display alone.
Property lookup problem solver

Dade County Search Problems & Fixes

Problem Try this Office
qPublic address gives no match Use owner or parcel number and simplify the street wording. Assessor
Several parcels under one owner Match physical location, acreage and parcel number. Assessor
2026 assessment appeal seems late Check the actual notice date; the general June 3 mailing’s normal window has passed. Assessor
Website says homestead March 1 Use the current Assessor/current Tax Commissioner deadline of April 1. Assessor
Tax calculation uses full market value Apply Georgia’s 40% assessment first, then exemptions and millage. Assessor / Tax Commissioner
Cannot find 2026 millage Do not reuse 2025. Wait for final 2026 county/school levy information or the live bill. County / Tax Commissioner
Need tax bill by owner AssuranceWeb supports Name plus Company, Bill #, Parcel, Account and Address. Tax Commissioner
Old tax bill does not show payoff Use current live balance because interest/penalties may have accrued. Tax Commissioner
Need pre-1998 land record Use Clerk’s historical land-record route for 1849–1997. Clerk
GIS boundary seems wrong Compare deed, recorded plat and licensed survey. Clerk / Surveyor

Dade County Assessor, Tax Commissioner & Clerk Contacts

Dade County Tax Assessor Chief: Paula Duvall
71 Case Avenue
Trenton, GA 30752
Mailing: P.O. Box 421
Trenton, GA 30752
706-657-6341
pduvall@dadecounty-ga.gov
Mon–Thu: 8:00 a.m.–5:00 p.m.
Fri: 8:00 a.m.–2:00 p.m.
Dade County Tax Commissioner Angie M. Galloway
71 Case Avenue
Trenton, GA 30752
Mailing: P.O. Box 349
Trenton, GA 30752
706-657-7563
Lobby Mon–Thu: 8:00 a.m.–4:45 p.m.
Fri: 8:00 a.m.–2:00 p.m.
Express window Mon–Thu: 2:00–5:00 p.m.
Clerk of Superior Court Kathy D. Page
255 W. Crabtree Street, Suite 103
Trenton, GA 30752
Mailing: P.O. Box 417
Trenton, GA 30752
706-657-4778
Mon–Fri: 8:30 a.m.–5:00 p.m.
Official live-action routes

Dade County Property Search Final Action Center

Search the assessment parcel first, copy the parcel number, then use that same identifier for taxes and recorded-document research.

Assessment Search Property card, value, owner/address, parcel and mapping. Tax Search Name, company, bill, parcel, account or address. Tax Commissioner Billing, payment, delinquency, mobile homes and tax sales. Land Records Current and historic deeds, plats, liens and UCC records.
Title-specific answers

Dade County Property Assessor FAQs

1. Is this Dade County Georgia or Miami-Dade Florida?

This guide is for Dade County, Georgia, whose county seat is Trenton. The official valuation office is the Dade County Board of Tax Assessors. Miami-Dade County, Florida uses a separate Property Appraiser system and folio-number workflow.

2. How do I search Dade County Georgia property records?

Use the Dade County qPublic/Schneider real-estate search linked by the county. Search using the parcel identifier when available, or use owner, address and available legal/map criteria. Open the matching property and verify parcel number, location, land/building information, fair market value, assessed value and exemptions.

3. Who is the Dade County Chief Appraiser in 2026?

Dade County’s current staff directory lists Paula Duvall as Chief. The Tax Assessor’s Office is at 71 Case Avenue in Trenton and the current phone number is 706-657-6341.

4. What percentage of fair market value is Dade County property assessed at?

Most Dade County property is assessed at 40% of fair market value under Georgia law. A property with a $250,000 fair market appraisal therefore generally starts with a $100,000 assessed value before applicable exemptions or specialized assessment treatment.

5. What was the Dade County 2026 property assessment appeal deadline?

Dade County announced that 2026 assessment notices were mailed June 3, 2026. The normal appeal period is 45 days from the applicable assessment notice. As of August 12, the ordinary appeal window associated with that June mailing has passed. A later parcel-specific notice can carry a different deadline, so use the date on your own notice.

6. What is the Dade County homestead exemption deadline?

The current Dade County Tax Assessor, Important Dates, Homestead and current Tax Commissioner guidance use April 1 as the filing deadline for a homestead exemption to apply to that tax year. Owners generally must own and occupy the home as their legal residence as of January 1.

7. Does Dade County have a homestead value freeze?

Yes. Dade County states that H.B. 918 / 919 provides a local value freeze based on the prior-year assessment for county and school purposes on a qualifying homestead residence and up to three acres. The freeze concerns assessed value and does not guarantee that every component of the total tax bill remains unchanged.

8. When are Dade County property taxes due?

The Tax Commissioner’s current FAQ states that Dade County real-estate and business-personal-property taxes are due November 15 each year. Because actual annual billing instructions can change, use the date printed on the live 2026 bill, especially when the calendar date falls on a weekend or holiday.

9. How do I search Dade County property taxes online?

Use the Dade County AssuranceWeb property-tax search. The current portal lets users select a tax year and search by Name, Company, Bill Number, Parcel, Account or Address. Verify the parcel and tax year before paying and use the live balance for delinquent accounts.

10. Where can I search Dade County deeds and liens?

Use the Dade County Clerk of Superior Court Property Index Search. The Clerk records and indexes deeds, plats, condominium plans, UCC filings, liens and General Execution records. A separate historical land-record search covers 1849 through 1997. The online index is not a certified legal document.

Official Sources & Editorial Verification

Dade County Tax Assessors Current Assessor contact, April 1 exemption reminder and county-linked qPublic search. Assessment & Value January 1 market value, appraisal approaches and 45-day appeal process. Homestead Exemptions April 1 filing, standard homestead, Dade Value Freeze and local senior programs. Preferential Assessment 30% agricultural assessment, Conservation Use and 10-year covenant. Dade County Tax Commissioner Angie M. Galloway, tax payment routing, office hours and FANS property-alert link. Property Tax Search Current search by Name, Company, Bill #, Parcel, Account or Address. Tax Commissioner FAQ 40% assessment, November tax schedule, delinquency, Fi.Fa. and mobile-home rules. Clerk Property Index Current records, 1849–1997 historical land records and certification warning. Clerk Kathy Page Current office address, phone and hours.
2026 checks completed: correct Georgia jurisdiction; current Chief Paula Duvall; Assessor office/phone/hours; county-linked qPublic route; June 3, 2026 assessment-notice mailing; 45-day appeal rule; April 1 homestead/agricultural deadline; 40% assessment ratio; local Value Freeze; senior homestead options; 30% preferential agricultural treatment; CUVA 10-year covenant; current Tax Commissioner Angie M. Galloway; current AssuranceWeb tax-search fields; standing November 15 tax schedule; 1% monthly interest and 90-day penalty guidance; current “no tax sales” status; Clerk Kathy Page; current/historical land-record search; and FANS property-record alerts.
2026 millage status: Dade County’s financial-information page was still publishing 2025 millage information at this review, while 2026 millage calculations remained an active county discussion. This article therefore does not invent or relabel a 2025 rate as the final 2026 rate.

CountyPropertyAppraiser.org is an independent informational website. It is not affiliated with Dade County, the Dade County Board of Tax Assessors, Dade County Tax Commissioner, Dade County Clerk of Superior Court, Schneider/qPublic, AssuranceWeb, GSCCCA or any other government agency.

Assessment values, millage rates, appeal deadlines, exemptions, income qualifications, processor fees, tax-sale status, officeholders and Georgia law can change. Verify time-sensitive information with the responsible official office before filing, paying, transferring preferential property or making legal or financial decisions.

Editorial verification date: August 12, 2026.

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Quick rule: Property Appraiser = value, records, parcel details, exemptions. Tax Collector = bill and payment. Clerk/Recorder = deeds and recorded documents. VAB = formal value disputes.

Official Property Search Helper

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Homestead Exemption Readiness Check

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Important: This is not an eligibility decision. The official county Property Appraiser decides approval, required documents, late filing options, and exemption status.

TRIM Notice & Value Review Helper

Use this to organize your questions before calling the Property Appraiser or preparing an appeal.

Your preparation checklist

Value term Simple meaning
Market value The appraiser’s estimate of the property’s value as of the assessment date.
Assessed value The value after limits or caps may be applied.
Exemptions Approved reductions such as homestead or other exemptions.
Taxable value The value used by taxing authorities after exemptions.

Property Tax Bill Direction Helper

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