Georgia property tax: how it works and what homestead saves

Who sets your Georgia property tax?

Two kinds of bodies are involved, and the county tax commissioner collects the bill.

• The county Board of Tax Assessors values the property. Georgia law calls for the value a knowledgeable buyer would pay a willing seller in an arm’s-length sale (O.C.G.A. 48-5-2).
• The taxing governments set a rate, called a millage rate. One mill is $1 of tax per $1,000 of assessed value. The county, the school system and, inside a city, the city each set theirs.

The Department of Revenue states that assessed value is 40% of fair market value unless the law says otherwise (O.C.G.A. 48-5-7). The formula is: fair market value × 40% − exemptions, then × millage ÷ 1,000. The state millage rate was phased out; the Department says there has been no state levy for ad valorem taxation since January 1, 2016.

What are the 2025 millage rates in Atlanta?

The Department of Revenue’s 2025 digest table, the latest published, lists these districts for a home in the City of Atlanta served by Atlanta Public Schools:

Other charges can apply in some areas, such as special service or community improvement districts, which the same table lists separately.

What homestead exemptions can you get?

Generally you qualify if you own the home and it is your legal residence on January 1 of the tax year (O.C.G.A. 48-5-40). The main ones:

Several exemptions have age, income or disability tests, and they apply to different levies, so read the Fulton guide before assuming one covers your whole bill.

Is there a cap on increases?

Yes, through floating homestead exemptions.

• Fulton County’s own freeze. The county guide says the base value rises each year by the lesser of the consumer price index or 3%; for the City of Atlanta it rises 2.6% a year. The taxpayer gets whichever floating exemption is more beneficial.
• The statewide exemption (House Bill 581, 2024). It exempts the amount by which the current assessed value exceeds the adjusted base year value. For the 2026 digest year the Department of Revenue set the inflation index at 2.7%.
• The 2026 HOME Act (Senate Bill 33). The enrolled text I read repeals subsections (h) and (i) of O.C.G.A. 48-5-44.2 and makes the statewide exemption mandatory for local governments. The Department’s 2026 briefing says the opt-out is removed and the statewide exemption applies from January 1, 2027, using a 2026 baseline. It limits the yearly rise in the adjusted base to the prior value times the prior year’s inflation rate.

A rate increase can still raise your bill.

Is there a one-time 2026 relief grant?

Yes. According to the Department of Revenue, House Bill 439, signed on May 12, 2026, funds a one-time $18,000 reduction in the assessed value of homesteads claimed before the April 1 deadline. It is not a homestead exemption, and it cannot exceed what you owe. At the 2025 rates above, $18,000 of assessed value is worth about $718. Rates for 2026 may differ.

How do you appeal an assessment?

You may appeal the value, not the tax. Fulton County says you have 45 days from the date of the notice of assessment, and the deadline printed on your notice controls. You can file online, in person or by mail, and choose a hearing before the Board of Equalization, non-binding arbitration or a hearing officer (O.C.G.A. 48-5-311). Fees may apply to the last two. If the appeal is pending, the county may issue a temporary bill, which you must pay to avoid penalties.

Key dates

Example: a $400,000 home in Atlanta

This is an illustration, not a quote. It uses the 2025 rates above and a $400,000 market value, so the assessed value is $160,000. It applies no exemption.

That is about 1.6% of the market value. If the $30,000 Fulton county exemption applied to the 8.870 county operating mills, it would save $266.10 ($30,000 × 8.870 ÷ 1,000). Your actual bill depends on your exemptions, extra districts and the current year’s rates.

For what you pay at closing, including the prorated tax, see closing costs in Georgia. For the city picture, see the Atlanta guide. Lenders often collect the tax through an escrow account.