Calculate your property tax for GA. Enter your home value, apply exemptions, and see your estimated annual tax.
Georgia's effective property tax rates are near or slightly below the national average, commonly 0.8% to 1.0% of market value. Property is assessed at 40% of fair market value, and taxes are expressed in mills set by the county, school system, and city. Georgia's relief centers on the homestead exemption — a modest statewide exemption plus far larger local and school exemptions that many counties grant to seniors — and, starting recently, a new statewide floating homestead exemption that caps how fast homestead assessments can rise. This guide explains the calculation, the exemptions worth claiming, and how to appeal within Georgia's strict 45-day window; the calculator below estimates your bill.
The formula is (40% of Fair Market Value − Exemptions) × Millage = Annual Tax. Your county board of tax assessors sets the fair market value; the assessed value is 40% of that figure. After subtracting homestead and other exemptions, the taxable (net assessed) value is multiplied by the combined millage of the county, school district, and any city. The school portion is usually the largest, which is why county-specific senior school tax exemptions (below) can dramatically cut a retiree's bill.
Every owner-occupant who claims a Georgia home as their legal residence on January 1 can apply for the standard homestead exemption, which removes $2,000 from the assessed value for county and school taxes (a small amount statewide). The real value is in local exemptions: many counties offer substantially larger homestead exemptions, and a number grant full or partial school-tax exemptions to seniors (often at age 62 or 65, sometimes income-tested, sometimes not). Because these vary enormously — some metro-Atlanta counties fully exempt seniors from school taxes — checking your specific county's senior exemptions is the most important step a Georgia retiree can take. Applications are filed once with the county tax commissioner or assessor, generally by April 1.
Georgia voters approved a statewide floating homestead exemption that limits annual increases in the taxable value of a homestead to the rate of inflation, shielding long-term owners from rapid assessment growth in hot markets. Local governments and school systems were given a one-time opportunity to opt out, so whether the cap applies depends on your jurisdiction's decision. Where it applies, it functions much like Florida's Save Our Homes or Georgia's Prop 13 growth cap, adding predictability to homestead bills.
Beyond local senior school exemptions, Georgia offers state-set exemptions for residents 65 and older with limited income and a substantial disabled veterans' exemption — roughly $100,000+ of assessed value (an inflation-adjusted figure) for veterans with a 100% service-connected disability, which also extends to surviving spouses and, in some cases, surviving spouses of service members killed in action. Because the disabled-veteran figure is large relative to Georgia's 40% assessment, it eliminates the tax entirely on many homes.
Effective rates below are drawn from our county datasets. Select any county for its dedicated calculator and local detail.
Estimates apply each county's effective rate to a $300,000 market value for comparison only; your actual bill depends on your own assessed value, exemptions, and local levies.
Assessment notices are typically mailed in the spring, and Georgia gives you a strict 45 days from the notice date to file an appeal with the county Board of Assessors; from there disputes go to the Board of Equalization, a hearing officer, or arbitration. Tax bills are generally issued in the late summer or fall with due dates that vary by county (commonly around November or December). The 45-day appeal window is short and firm, so if your notice shows a value increase you disagree with, act quickly and gather recent comparable sales as evidence.
Consider a $300,000 home. The assessed value is 40%, or $120,000. After the standard $2,000 homestead exemption (and any larger local exemption), the taxable value is multiplied by the combined millage. At an effective rate near 0.9% of market value, the bill lands around $2,700. If your county fully exempts seniors from school taxes, a qualifying retiree could see that fall dramatically, since school millage is the largest slice. Estimate your own figure in the calculator below.
What is the assessment ratio in Georgia? Property is assessed at 40% of fair market value; exemptions are subtracted and millage is applied to the remainder.
How much is the Georgia homestead exemption? The standard statewide exemption is $2,000 of assessed value, but many counties offer far larger local homestead and senior school-tax exemptions.
What is the floating homestead exemption? A statewide cap limiting annual growth of a homestead's taxable value to inflation, unless the local government or school system opted out.
Do seniors pay school taxes in Georgia? It depends on the county. Many counties grant full or partial school-tax exemptions to seniors at age 62 or 65, sometimes income-tested; check your county.
How long do I have to appeal in Georgia? Just 45 days from the date on your assessment notice, filed with the county Board of Assessors.
Georgia assesses property at 40% of fair market value, so a home the market values at $300,000 has an assessed value of $120,000 before exemptions and millage are applied. Every owner-occupant should claim the standard homestead exemption, and many counties layer on far more generous local options: some offer floating homestead exemptions that limit how fast the taxable value can rise with the market, and a number of counties fully or partially exempt homeowners 62 or 65+ from the school-tax portion, which is usually the largest part of the bill. Because these senior breaks vary so widely by county and can save thousands of dollars, checking your county's specific exemptions the year you turn 62 or 65 is one of the highest-value actions a Georgia homeowner can take.
Owners of farm, timber, or environmentally sensitive land can apply for Conservation Use Valuation (CUVA), which assesses qualifying acreage at its current use rather than its development value in exchange for a 10-year covenant. Homestead and specialty-exemption applications are generally due by April 1. When your county mails an annual assessment notice, you have a limited window (commonly 45 days) to file an appeal with the county Board of Tax Assessors; recent sales of comparable homes are the strongest evidence. Filing an appeal can also temporarily "freeze" your value while the dispute is resolved. Use the calculator below with your county's actual millage rate for the most accurate estimate.
Your Georgia bill combines county, city, and school millage rates, with the school portion usually the largest. Under Georgia's Taxpayer Bill of Rights, when a reassessment raises the total digest, each taxing authority must calculate and advertise a rollback millage rate that would offset the increase; if it keeps a higher rate, it must publicly declare and advertise a tax increase and hold hearings. This is why a jump in your assessed value does not always translate into a proportional tax jump, and why local rate-setting hearings each summer are worth watching. Note that Georgia taxes vehicles through a one-time Title Ad Valorem Tax (TAVT) rather than an annual car property tax, so your recurring ad valorem obligation is focused on real estate. Enter your county's combined millage in the calculator below for the closest estimate.
Enter your home value, select your state, and see your estimated annual property tax.