You’re sitting there looking at a tax bill that seems way too high. Or maybe you're trying to buy a house in Decatur and the "estimated taxes" on Zillow look like a total fantasy. Honestly, DeKalb County tax records are a maze. Most people think they can just click a button and see exactly what they owe, but the system is split between two different offices that don't always talk to each other in real-time.
It’s frustrating.
If you want to understand your property value, you go to the Board of Tax Assessors. But if you want to actually pay the bill or see your payment history, you have to deal with the Tax Commissioner. They are not the same thing. Mixing them up is the number one reason people miss deadlines or get hit with late fees.
The Two-Headed Monster of DeKalb Property Data
Basically, DeKalb splits the labor. The Property Appraisal Department (Assessors) decides what your house is worth. They look at sales in your neighborhood, square footage, and whether you've added a deck lately. They mail out that "Annual Assessment Notice" in late May or early June.
That notice is not a bill.
It’s a "hey, we think your house is worth this much" letter. You have exactly 45 days from the date on that notice to argue with them. If you miss that window, you're stuck with that valuation for the whole year.
Then you have the Tax Commissioner’s Office. Led by Irvin J. Johnson, this office takes the numbers from the assessors, applies the "millage rate" (the tax rate set by the county and schools), and sends you the actual bill.
Where to actually find the records
If you need to look up a history of payments or see if a lien is sitting on a property, you’ll want the DeKalb County Tax Commissioner's website (dekalbtax.org). It's the most reliable source for financial data.
For looking up who owns what, or checking the "Fair Market Value" history, the Property Appraisal website is your go-to. They use a system called CAMA (Computer Assisted Mass Appraisal). It’s a bit clunky. You’ll search by Parcel ID, Address, or Owner Name.
Pro tip: Use the Parcel ID if you have it. Names are misspelled in government databases way more often than you'd think.
The 40% Rule and Your "Assessment"
Georgia is weird about how it calculates taxes. You aren't taxed on 100% of your home's value. Instead, they use an Assessed Value, which is exactly 40% of the Fair Market Value.
If the county says your house is worth $500,000, your taxable base is $200,000.
But wait, it gets better (or worse). You then subtract exemptions. This is where most people leave money on the table. If you live in the house as your primary residence, you qualify for a Homestead Exemption. In DeKalb, this isn't just a tiny discount; it's a massive shield.
The Magic of the Assessment Freeze
DeKalb has something called the HOST (Homestead Option Sales Tax) and a Property Assessment Freeze.
Essentially, once you apply for your basic homestead exemption, the "county" portion of your tax assessment freezes. Even if the market goes crazy and your home value doubles, the value used to calculate your county taxes stays roughly the same as it was when you applied.
You’ve got to apply by April 1st. If you bought a house in January and forget to apply by April, you’re basically donating thousands of dollars to the county for no reason.
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2026 Deadlines and Dates to Watch
Staying on top of DeKalb County tax records requires a calendar and some patience. Here is the typical rhythm of the tax year:
- January 1: This is the "Date of Assessment." Whatever the condition of your property is on this day determines your taxes for the whole year. If your house burns down on January 2nd, you still owe taxes on the full house for that year. Sorta brutal, right?
- April 1: Deadline to file for Homestead Exemptions. Do not miss this.
- Late May / Early June: Assessment notices are mailed. This is your 45-day window to appeal.
- September 30: Usually the deadline for the first installment of your tax bill.
- November 15: Usually the deadline for the second installment.
Keep in mind that if you’re in a city like Decatur, Brookhaven, or Dunwoody, you might have different municipal tax rates added on top of the county and school taxes.
Why Your Bill Might Look Wrong
People often call the Tax Commissioner's office screaming because their bill went up $1,000. Usually, it's one of three things.
First, the School Tax. The assessment freeze I mentioned? It usually doesn't apply to the school portion of your taxes. Since school taxes often make up 50% or more of your total bill, a rise in property value will still hurt your wallet through the school board's levy.
Second, you might have lost an exemption. If you moved, changed the name on the deed, or the county thinks you're renting the place out, they'll yank that exemption.
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Third, the Millage Rate changed. Even if your home value stayed flat, the County Commission or School Board could have voted to raise the tax rate. In 2025, there were significant discussions about millage rate hikes to cover budget shortfalls. By 2026, those changes are fully baked into the records.
How to Appeal Your Assessment
If the DeKalb County tax records show your $400,000 house is worth $600,000, and you know for a fact you couldn't sell it for that, you must appeal.
You don't need a lawyer, though some people hire them. You can file a "Letter of Appeal" or use the online portal during the 45-day window.
- Select your path: You can choose the Board of Equalization (a 3-person panel of citizens), Arbitration, or a Hearing Officer (usually for high-value commercial stuff). Most homeowners go with the Board of Equalization.
- Gather Evidence: The county doesn't care if you "feel" the taxes are high. They care about "Comps." Find three houses near you that sold for less than your appraised value.
- Check the "Condition": If the county thinks your house is "Excellent" but you have a leaking roof and 1970s shag carpet, take pictures. Documentation is everything.
Actionable Steps for DeKalb Homeowners
Don't just wait for the mail to arrive. Being proactive with your records saves money.
- Check your status now: Go to the DeKalb Tax Commissioner's search tool and type in your address. Look at the "Exemptions" line. If it's blank and you live there, you are overpaying.
- Verify your mailing address: If you moved or the post office is being weird, you might miss your assessment notice. You can't use "I didn't get the mail" as an excuse for missing the 45-day appeal window.
- Monitor the 2026 Millage Rate: Watch the news in July. That’s when the county holds public hearings on tax increases. If you want to complain about the rate itself, that’s the time to do it, not when the bill arrives in September.
- Apply for Senior Exemptions: If you’re 62 or older, DeKalb offers significantly higher exemptions, but they are income-based. You usually have to apply for these in person or provide extra documentation like your tax returns.
Staying current with your DeKalb County tax records isn't just about avoiding penalties. It’s about ensuring the government’s data matches the reality of your front door. If you find a discrepancy, fix it immediately—waiting until the due date is the fastest way to lose an argument with the tax man.
Check your current exemption status on the official portal today to ensure your assessment freeze is actually active.