Collierville vs Germantown Property Taxes: What Homeowners Need to Know

Property taxes are one of the most misunderstood costs of owning a home in Shelby County. Here's a plain-English look at how they work in Collierville and Germantown — and what to do if your bill feels too high.

How your tax bill is actually calculated

Your annual property tax is based on three things: the appraised value of your home set by the Shelby County Assessor, the assessment ratio (25% for residential property in Tennessee), and the combined tax rate from the county and your city.

Both Collierville and Germantown have their own city tax rates that get added to the Shelby County rate. Historically both cities are among the lower-tax municipalities in the metro relative to the services they provide — which is one reason demand stays strong.

Why your bill jumped recently

Shelby County reappraises property on a four-year cycle. After the last reappraisal, many Collierville and Germantown homeowners saw their appraised values jump 20–40%+ to catch up with what the market had actually done. Even with a "certified tax rate" adjustment that's supposed to keep total revenue neutral, individual bills can swing significantly.

How to appeal your assessment

If you believe your home is appraised higher than it would actually sell for, you can appeal. The process generally looks like this:

• Review your assessment notice carefully when it arrives
• Gather evidence — recent comparable sales, photos of any condition issues, and a written opinion of value from a local agent
• File an informal review with the Assessor's office before the deadline
• If still unresolved, appeal to the Shelby County Board of Equalization

The most successful appeals are backed by real comparable sales, not opinions. This is one of the most common reasons homeowners reach out for a CMA — they want documentation for an appeal.

Bottom line

Property taxes in Collierville and Germantown are reasonable for what you get — excellent schools, strong city services, and well-maintained infrastructure. But if your assessment looks off, you have every right to challenge it, and the savings can add up over the years you own the home.