You’re sitting on your porch, looking at that patch of grass you worked way too hard to keep green, and then you open the mail. It's the annual tax assessment. If you’re a Georgia homeowner, that piece of paper can feel like a surprise party you didn't want to host. Honestly, trying to figure out property tax rates in Georgia by county is a bit of a maze because the state doesn't just hand you one flat percentage and call it a day.
Georgia is actually pretty decent when it comes to the "tax burden" conversation. We aren't New Jersey, where people basically pay a second mortgage just to exist. But we aren't exactly a tax-free paradise either. On average, you’re looking at about 0.85% to 0.95% of your home’s value, but that "average" is a lie if you live in certain corners of the state.
The math that makes your head spin
Most people think, "My house is worth $400k, so I pay tax on $400k." Nope. Georgia uses a 40% assessment ratio. Basically, the tax office looks at your fair market value, takes 40% of that, and that is the number they actually tax.
If your home is worth $300,000, your "assessed value" is $120,000.
Then comes the "millage rate." One mill is $1 for every $1,000 of assessed value. So, if your county has a millage rate of 30, you pay $30 for every $1,000 of that $120,000. It's $3,600. Sorta simple once you stop trying to make it make sense intuitively.
Where you'll pay the most (and least)
Location is everything. If you’re in the Atlanta metro, get ready to pay up. Fulton and DeKalb are notorious for having the highest bills, mostly because property values are through the roof and the millage rates include city taxes, county taxes, and school taxes.
Fulton County Fulton is often the heavy hitter. If you're in the City of Atlanta, you're getting hit from three sides: the city, the county, and the school system. A $350,000 home here can easily see a bill north of $3,200 depending on your specific district.
Cobb and Gwinnett These two are the "middle ground" champions. They have massive populations and great schools, but their effective rates hover around 1.0% to 1.1%. You’ve got the Cobb senior exemption, though—which is a legendary perk for people over 62. It can wipe out the school tax portion of your bill entirely.
The "Budget" Counties If you want to keep your money, look at places like Towns County or Fannin County up in the mountains. Their effective rates are often below 0.5%. You could own a massive estate up there and pay less in taxes than a tiny condo owner in Midtown Atlanta.
Here is a quick look at how the math shakes out for a $300,000 home across different spots in 2026:
In Fulton, you might pay roughly $3,600 before exemptions.
In Forsyth, that same house might only cost you $2,550.
Head down to a rural county like Quitman, and you might see a bill under $600.
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The gap is huge. It's not just about how much your house is worth; it's about who is spending your tax dollars.
Why the "Homestead Exemption" is your best friend
If you live in the house you own, and you haven't filed for a homestead exemption, you are basically throwing money into a bonfire. This is the single biggest "hack" for Georgia property taxes.
Most counties give you a standard $2,000 deduction off your assessed value. It sounds small, but it adds up. Some counties like DeKalb or Fulton have "floating" exemptions that help "freeze" your value so your taxes don't skyrocket just because the neighborhood got trendy and your neighbor sold their house for double what it's worth.
You usually have to file by April 1st. Miss that date? You’re stuck with the full bill for the year. No exceptions.
The Senior Perks (The 62+ and 65+ Club)
Georgia loves its seniors. Or at least, the tax code does.
Once you hit 62 or 65, doors start opening. In Cobb County, for example, homeowners 62 and older are exempt from the school tax. Since school taxes usually make up about 50% to 60% of your total bill, your tax liability basically gets cut in half.
Fulton has its own version, though it's a bit more of a headache to apply for because they have income caps and different tiers. But seriously, if you’re over 65, go talk to your Tax Commissioner. You might be eligible for a "Homestead Freeze" which stops your home's taxable value from ever going up as long as you live there.
Don't just take the bill—fight it
Most people don't realize you can appeal your assessment. Every year, the county sends out an "Annual Notice of Assessment." This is NOT a bill. It's a "hey, this is what we think your house is worth."
You have 45 days to argue.
If you think they overvalued your place, find three houses nearby that sold for less and file an appeal. Honestly, even if you just get a 10% reduction, that’s hundreds of dollars back in your pocket every single year.
Real talk on the 2026 outlook
Expect rates to stay relatively stable, but the bills will likely go up. Why? Because property values in Georgia have been on a tear. Even if the millage rate stays the same, if the county decides your $400k house is now a $500k house, your bill is going up 25%.
Keep an eye on the "Rollback Rate." By law, if property values go up, the county is supposed to "roll back" the millage rate so they don't get a massive windfall of cash. Sometimes they don't do it, and they have to hold public hearings to explain why they're "increasing" taxes. Go to those meetings. It’s boring, but it’s your money.
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Actionable steps for your property taxes
- Verify your exemptions: Check your 2025 or 2026 tax bill online right now. If it doesn't say "Homestead," you need to file at the tax office before April 1.
- Watch the calendar: Most Georgia property taxes are due in November or December. Set a reminder for October to check your mail so you don't get hit with that 10% late penalty.
- Research the "Senior" status: If you or a spouse are turning 62 or 65 this year, call the Tax Commissioner's office. The school tax exemptions are not automatic; you have to ask for them.
- Compare your value: Use a site like Zillow or Redfin to see what neighbors are selling for. If the county says your house is worth $500k but everyone is selling for $450k, get your appeal paperwork ready for the next cycle.
Next Steps:
Go to the Georgia Department of Revenue's local government services website and look up your specific county's current millage rate. If you are planning a move, compare the "Effective Tax Rate" of your current county versus your target county to see how your monthly escrow payment might change.