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MoneyMath

Georgia Property Tax Calculator (2026)

Estimate your Georgia property tax by county using real millage rates, the 40% assessment ratio, and standard homestead exemptions. Sanity-check your lender's escrow estimate.

🟢 Updated April 2026👤 Reviewed by MoneyMath Editorial⚡ Runs in your browser · inputs never leave your device
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Typically the purchase price, or appraised value for re-assessment.

Annual Property Tax — Fulton County (Atlanta)
$4,034
$336/month escrow · 1.153% effective rate
Assessed value (40% of FMV)$140,000
Homestead / age exemption− $2,000
Taxable value$138,000
County millage rate29.235 mills
Annual tax$4,034
Show the formula
assessed value = FMV × 40%
taxable = assessed − exemptions
annual tax = (taxable × millage) / 1,000

How Georgia property tax actually works

Georgia is one of the rare states that assesses property at only 40% of fair market value — so a $400,000 home has a $160,000 assessed value. The county then applies their millage rate (tax rate in dollars per $1,000 of assessed value) to calculate your annual tax.

Standard exemptions for homeowners

  • State homestead: $2,000 off assessed value for primary residences.
  • Age 65+: Additional $4,000 exemption if you meet income requirements.
  • Disabled veterans: Up to $109,986 exemption (2026 figure — updated annually).
  • School tax: Some counties allow full school tax exemption at 62+.

How to reduce your property tax bill

If your county's assessed value exceeds comparable sales in your neighborhood, you can file an appeal with the county Board of Tax Assessors within 45 days of receiving your notice. Average successful appeals reduce tax by $400–$1,200/year in Georgia.

When Georgia reassesses

Counties must revalue property at least every 3 years. Many large counties (Fulton, Gwinnett, Cobb) reassess annually. Your first bill after purchase may not reflect the purchase price — the county catches up on the next reassessment cycle.

Frequently Asked Questions

Where do I find my exact millage rate?

Search "[your county] millage rate 2026" or check your annual tax bill. Georgia county tax commissioners publish the breakdown annually (state + county general + school + municipal + special districts).

Does Georgia have a property tax cap like Texas or California?

No. Georgia has no cap on annual assessed-value increases. However, the Floating Homestead Exemption (CUVA / FLPA for ag land) and some county-specific frozen-assessment programs exist. File appeals if your assessment jumps unreasonably.

Is my mortgage escrow accurate?

Lenders use the most recent tax bill, which may be 1–2 years old. First-year escrows on new construction or rising markets are often underfunded — expect a shortfall at year-end or a monthly escrow increase.

What's the difference between Georgia and other states?

Georgia's 40% assessment ratio is unusual (most states use 100%). This makes the millage rate look high (30+ mills) but the effective rate — about 1%–1.3% of FMV — is actually below national average. Compare apples-to-apples using effective rate, not millage.