Georgia property taxes carry an effective rate of approximately 0.79%, sitting comfortably below the national average. Real property in the state is assessed at 40% of its fair market value, creating a fractional assessment system that forms the basis of all local millage calculations. Following the passage of HB 581 and a related constitutional amendment in November 2024, Georgia is implementing a statewide floating homestead exemption that limits annual assessment increases to the rate of inflation starting in 2025 (est., Tax Foundation 2026 / U.S. Census ACS 2023).
With a statewide effective property tax rate of 0.79%, Georgia sits firmly in the middle of the pack nationally, offering lower rates than neighboring Florida (0.91%) and South Carolina (0.57%), but avoiding the exorbitant rates seen in the Northeast or Midwest. On a median-priced Georgia home of $343,700, homeowners can expect an annual property tax bill of approximately $2,715. School district taxes generally constitute the largest portion of a Georgia property tax bill, making local senior school tax exemptions highly valuable for those who qualify.
The 40% Assessment Ratio and Millage Rates
Under O.C.G.A. Section 48-5-7, all tangible property subject to taxation in Georgia is assessed at 40% of its fair market value. This means that if a home is worth $400,000 on the open market, its “Assessed Value” for tax purposes is only $160,000.
Local governments (counties, cities, and school boards) apply their tax rates – called “millage rates” – to this assessed value. One mill represents $1 of tax for every $1,000 of assessed value. To calculate a tax bill manually, you would take the Assessed Value, subtract any applicable Homestead Exemptions (to arrive at the Taxable Value), and multiply by the local millage rate. Our effective rate calculator above streamlines this process by applying a single effective percentage directly to the home’s full market value.
There are a few statutory exceptions to the 40% rule for specialized properties, such as Preferential Agricultural Assessment (assessed at 30% of fair market value) and the Conservation Use Valuation Assessment (CUVA), which taxes land based on its current use value rather than its highest and best use market value.
Georgia statewide effective rate. On a $343,700 home, expect approximately $2,715 per year at the statewide average. Actual bills depend heavily on county and school district millage rates (est., Tax Foundation 2026 / Census ACS 2023).
| Home Value | Annual Tax (est.) | Monthly Payment | vs. U.S. Average |
|---|---|---|---|
| $250,000 | $1,975 | $165 | -$275 below avg. |
| $343,700 | $2,715 | $226 | -$378 below avg. |
| $500,000 | $3,950 | $329 | -$550 below avg. |
| $750,000 | $5,925 | $494 | -$825 below avg. |
| $1,000,000 | $7,900 | $658 | -$1,100 below avg. |
Estimates use 0.79% statewide effective rate. U.S. average uses 0.90%. Source: est., Tax Foundation / Census ACS 2023.
The New 2025 Statewide Floating Homestead Exemption (HB 581)
A historic shift in Georgia property tax law occurred in November 2024 when voters approved Constitutional Amendment 1, paving the way for the implementation of HB 581.
Effective January 1, 2025, Georgia enacted a statewide floating homestead exemption that caps year-over-year homestead property assessment increases at the rate of inflation (Consumer Price Index, CPI-U). This essentially prevents a homeowner’s taxable value from skyrocketing during a housing market boom. The “floating base year value” freezes the home’s value for tax purposes, allowing the exemption amount to float upward if the market value increases faster than inflation.
There is a catch: counties, municipalities, and local school boards were given a window (until March 1, 2025) to officially “opt out” of this statewide cap by holding public hearings and passing an opt-out resolution. If your local government opted out, your property remains subject to full market value reassessments without the inflation cap, unless your specific county previously adopted its own local floating exemption (like Fulton or Cobb counties).
Senior Property Tax Exemptions
Georgia offers several statewide senior property tax exemptions, which are typically deducted from the 40% assessed value. However, the most generous exemptions are often found in county-specific local legislation, particularly regarding school taxes.
Statewide Age 62+ School Tax Exemption (O.C.G.A. Section 48-5-52): Seniors 62 and older can exempt $10,000 off the assessed value of their home for school taxes. The net household income (excluding Social Security and pensions up to the federal maximum) cannot exceed $10,000.
Statewide Age 65+ County Tax Exemption (O.C.G.A. Section 48-5-47): Seniors 65 and older can exempt $4,000 off the assessed value for county ad valorem taxes, subject to the same $10,000 net income limit.
Local Full School Tax Exemptions: Many Georgia counties have passed local laws providing total exemptions from school property taxes for seniors, often providing the largest source of tax relief in the state. For example, Cobb County completely exempts homeowners 62 and older from all school taxes regardless of income. Cherokee County offers a similar 100% school tax exemption for residents 62 and older, while Forsyth County does the same for residents 65 and older.
| Program | Benefit | Who Qualifies | Income Limit |
|---|---|---|---|
| Standard Homestead Exemption | $2,000 off assessed value (local counties often increase this amount) | Primary owner-occupants | None |
| Age 62+ School Exemption | $10,000 off assessed value for school taxes | Age 62+ | $10,000 net (excludes SS/Pensions) |
| Age 65+ County Exemption | $4,000 off assessed value for county taxes | Age 65+ | $10,000 net (excludes SS/Pensions) |
| Cobb County Local Senior Exemption | 100% Exemption from school taxes | Age 62+ in Cobb County | No income limit |
| HB 581 Floating Exemption (2025) | Assessment increases capped at CPI (inflation) | Primary owner-occupants | None (unless local gov opted out) |
Major County Tax Rates in Georgia
Effective property tax rates vary significantly across the Atlanta metropolitan area and the rest of the state. DeKalb and Clayton counties feature the highest effective rates among the top 10 most populous counties, approaching 0.96% and 0.97% respectively. This is largely due to higher municipal and county millage rates required to fund services across a lower median property value base.
Conversely, Cobb, Cherokee, and Forsyth counties feature some of the lowest effective rates in the state (around 0.68%). These counties benefit from high property values, robust commercial tax bases, and localized floating homestead exemptions (even prior to the 2025 statewide rollout) that suppress the effective tax burden on homeowners.
| County | Effective Rate | Annual Tax on $343,700 Home | Notes |
|---|---|---|---|
| Fulton County | 0.86% | $2,955 | Most populous county (Atlanta); has localized floating homestead cap. |
| Gwinnett County | 0.92% | $3,162 | Second largest county; features localized $10,000 baseline exemption. |
| Cobb County | 0.68% | $2,337 | Very low effective rate; features 100% school tax exemption for 62+. |
| DeKalb County | 0.96% | $3,299 | High effective rate offset by HOST/EHOST sales tax credits. |
| Chatham County | 0.81% | $2,783 | Includes Savannah; tracks close to state average. |
| Clayton County | 0.97% | $3,333 | Highest effective rate in top 10 due to lower median property values. |
| Cherokee County | 0.68% | $2,337 | Low effective rate; 100% school tax exemption for 62+. |
| Forsyth County | 0.68% | $2,337 | Low effective rate; highest median home values in the state. |
| Henry County | 0.91% | $3,127 | South metro Atlanta; slightly above state average. |
| Hall County | 0.80% | $2,749 | North Georgia (Gainesville); perfectly aligns with state average. |
Disclaimer and Methodology
This calculator provides estimates for planning purposes only, based on effective property tax rates (actual median taxes paid divided by median home values). Under Georgia law (O.C.G.A. 48-5-7), properties are assessed at 40% of fair market value before local millage rates are applied. Because millage rates and localized homestead exemptions vary wildly from one city and school district to the next, this calculator bypasses the 40% math to provide a historically accurate effective rate estimate that averages out these jurisdictional differences.
What this calculator does not account for:
- The impact of the new HB 581 floating homestead exemption (effective 2025), which caps assessment increases at the rate of inflation, unless your local government formally opted out by March 1, 2025.
- Local, county-specific 100% school tax exemptions for seniors (like those in Cobb, Cherokee, and Forsyth counties), which can drastically reduce a tax bill to a fraction of the average.
- The Annual Notice of Assessment appeals process (you have 45 days to appeal a valuation increase to the Board of Equalization, which automatically freezes your value for three years if the appeal results in a change).
How to get an accurate estimate:
- Look up your property’s 40% Assessed Value on your County Board of Assessors’ online parcel viewer.
- Multiply the 40% Assessed Value by the combined county, city, and school millage rate (divided by 1,000).
- File for your standard Homestead Exemption with the County Tax Commissioner before April 1 to ensure you receive baseline tax relief.
Data sources: Statewide effective rate and county effective rates derived from U.S. Census Bureau ACS 2023 and Tax Foundation 2026. Statutory rules and exemption limits from the Georgia Department of Revenue and the Georgia General Assembly.
Return to the National Property Tax Calculator to compare Georgia with other states.