Property Taxes After You Buy a Home in Georgia | Homestead, Assessments & Escrow

The most important step

You can apply for homestead

If this will be your main home, you can file for a homestead exemption. It's free, it lowers your tax bill every year, and it's not automatic: you have to apply.

Who qualifies

You own the home and live in it as your primary residence on January 1 of the tax year.

When to file

By April 1. Buying after January 1? You file for the following year. Most counties take your application any time after closing, so file as soon as you've moved in.

Common myths

"The seller's homestead carries over."It doesn't. Their exemption ends with their ownership, and the new owner has to file.

"The lender or closing attorney files it."They don't. You file it yourself with the county, and it's free. Ignore letters offering to do it for a fee.

"I have to file every year."You file once. It stays in place as long as you own and live there, unless you move or change how the home is titled.

"It's too small to matter."Many of our counties add local exemptions, freezes or caps on top of the state's, and those only apply once you've filed.

The basics

How your bill is figured

Every year the county tax assessors set your home's fair market value as of January 1. Georgia taxes 40% of that value, called the assessed value. Exemptions, like homestead, come off the assessed value, and what's left is multiplied by the millage rate.

A mill is $1 of tax for every $1,000 of assessed value. Your total rate adds up the county, the school system and, inside city limits, the city. Each one sets its rate every year, so your bill can change even when your value doesn't.

A worked example

Price you paid	$400,000
Assessed value (40%)	$160,000
Less statewide homestead	− $2,000
Taxable value	$158,000
× 30 mills (0.030)
Yearly tax	$4,740

Round numbers to show the math. Your county's millage and local exemptions will change the result.

Year one

Why your first full bill may be higher

At closing, taxes for the year are split between you and the seller as of closing day. If this year's bill isn't out yet, the split uses last year's bill. Either way, that bill reflects the seller's value and the seller's exemptions, like homestead, senior exemptions or a value freeze they may have had for years.

After you buy, assessors look at recent sales, including yours. For the next January 1, the county commonly moves the value toward what you paid, and the seller's exemptions are gone. Until your own homestead is in place, you're paying on the full value.

Some years also include one-time state relief, like Georgia's 2026 Property Tax Relief Grant on homestead bills, which can make a recent bill look lower than a normal year.

Same house, two bills

Seller's value on record	$280,000
Seller's yearly tax	$3,300
Your value (price paid)	$400,000
Your yearly tax	$4,740
Difference	$1,440 a year about $120 a month

Both with the statewide homestead and 30 mills. If the seller had senior exemptions or a freeze, the gap can be much bigger.

Every spring

Your assessment notice & your right to appeal

The noticeEach spring or early summer the county mails an Annual Notice of Assessment with your value as of January 1 and the exemptions on file. It isn't a bill; it's your chance to check the numbers.

45 daysYou have 45 days from the date the notice is mailed to appeal in writing. The deadline is printed on the notice. Miss it and you wait until next year.

AppealIf the value looks higher than what the home would sell for, appeal with the county board of tax assessors. Recent comparable sales are your best evidence; we're happy to pull them.

Two-year holdIf an appeal or signed agreement lowers your value, or keeps it the same, Georgia law generally keeps the county from raising it for the next two years, unless you make big improvements.

Caps and freezes

Georgia's floating homestead exemption (HB 581, 2024) limits how much a homestead's taxable value can rise each year to the rate of inflation. In 2025 local governments and school systems could opt out, and several of ours did. A 2026 state law (SB 33) makes it apply everywhere starting with the 2027 tax year. It doesn't cover taxes for bond debt.

Some counties also have their own freeze or cap. Your county's details are below.

The catch for buyers

Caps and freezes protect the owner who has them. When a home sells, the protection doesn't transfer: the value can reset toward market for the new owner, and your own cap starts once your homestead is in place. That's one more reason to file right away.

If you have a mortgage

Plan for an escrow change

Most lenders collect your property taxes and homeowners insurance each month in an escrow account, then pay the bills for you. Your starting payment is usually based on the seller's tax bill.

Once a year your loan servicer runs an escrow analysis. If your taxes went up, the account comes up short, and two things happen: you owe the shortage, and your monthly payment goes up to cover the higher bill going forward. Servicers usually let you spread a shortage over 12 months or pay it all at once.

How to plan for it

Estimate your tax with your price (see the example above) and budget for the difference
Set the difference aside each month starting now, so a shortage isn't a surprise
Paying a shortage in one lump sum keeps the monthly jump smaller
Once your homestead shows on your bill, ask your servicer to rerun the analysis

Your county

Exemptions & filing in our counties

Everyone with a homestead gets the statewide exemptions. Many of our counties add more. Tap your county for its local homestead exemption, caps or freezes, senior and veteran exemptions, land programs, and where to file.

Statewide, in every county

Homestead: $2,000 off the assessed value for county and school taxes
Floating homestead: caps yearly increases at inflation for taxing bodies that didn't opt out in 2025; for all of them from 2027
Age 65+: $4,000 off county taxes, with a $10,000 income limit (most retirement income doesn't count, up to the Social Security maximum)
Age 62+: up to $10,000 off school taxes, same income limit; plus a floating county exemption for households with income up to $30,000
Disabled veterans and their surviving spouses: a large exemption tied to a federal VA figure that changes each year ($126,526 for 2026)
Surviving spouses of service members killed in action, and of peace officers or firefighters killed in the line of duty

Athens-Clarke County

Local homestead: Regular homestead (S1) is $25,000 off county M&O taxes and $10,000 off school M&O taxes, replacing the state $2,000. A separate low-income homestead is available for households under 200% of poverty guidelines.
Floating homestead: Athens-Clarke County did not opt out; the floating exemption (FSW) applies to the county portion. Clarke County School District opted out in February 2025, so school taxes are not covered.
Local caps & freezes: Age 65+ gets an inflation-proof (base-year) school tax exemption on the home and up to 5 acres. The low-income homestead holds the ACC county portion at a fixed base value; school taxes not affected.
Seniors: 65+: $25,000 county plus inflation-proof school exemption, no income limit. 62+ with federal AGI under $30,000: floating county exemption. 62/65+ with net income under $10,000: extra school/bond amounts (little benefit since no bond levy).
Veterans & disability: 100% disabled veteran, or unremarried surviving spouse: $126,526 off county, city and school (2026). Surviving spouses of service members killed in action get the same; of peace officers/firefighters, full exemption. No separate local disability exemption listed.
Land (CUVA): Farm and timber land can get a 10-year conservation use covenant valued on use, with increases capped at 3% a year. Apply to the Board of Tax Assessors by April 1.
Deadline: April 1 is the standard date, but ACC accepts applications until the appeal deadline, 45 days after assessment notices mail (2026: July 6). Late filings count the next year.

File for homestead ↗(706) 613-3120Tax assessor ↗ · (706) 613-3140 Athens-Clarke County page →

Banks County

Local homestead: No extra local amount for under-65 homeowners; regular homestead is the state $2,000 off county and school taxes. Local exemptions are for seniors 62+/65+ and disabled homeowners under 65.
Floating homestead: Banks County and its cities did not opt out (voters approved a FLOST in Nov 2025, which requires that). The school board announced intent to opt out in Jan 2025; final vote not confirmed.
Local caps & freezes: No local value freeze or cap found besides the state floating homestead on county taxes. Ask the county tax assessor about any school freeze.
Seniors: 65+, no income limit: $20,000 each off county, county bond, school and school bond. 65+ with household net income $10,000 or less adds $4,000 state. 62+ with $10,000 or less: $5,000 county, $20,000 school and school bond.
Veterans & disability: State 100% disabled veteran and surviving spouse exemptions apply. Local: under 65 and certified 100% disabled and unable to work gets $20,000 off county M&O, county bond and school, plus $2,000 state.
Land (CUVA): Farm and timber land can enter a 10-year conservation use covenant; 2 acres with a home are excluded. Apply to the Tax Assessors Jan 1 to April 1, or within 45 days of your assessment notice.
Deadline: April 1 to count for that tax year; applications are accepted any time and late ones apply the next year.

File for homestead ↗(706) 677-6223Tax assessor ↗ · (706) 677-6223 Banks County page →

Barrow County

Local homestead: No extra flat local dollar amount for regular homestead; you get the state $2,000 plus a local frozen county homestead (HB 1485). Bigger local amounts are for seniors.
Floating homestead: Barrow County School System opted out in Feb 2025 and voted again in Jan 2026 to stay opted out. County and city status: Ask the county tax assessor.
Local caps & freezes: Local frozen homestead (HB 1485) holds county taxable value at the prior year's level on the home and up to 5 acres until a sale or change. Applies to county taxes only.
Seniors: 62 to 69 with income $59,999.99 or less: large school M&O reduction. 70+ with income $112,999.99 or less: 100% school M&O on home and up to 5 acres. 65+: $10,000 off county M&O.
Veterans & disability: 100% service-connected disabled veteran: $126,526 off taxable value with a VA letter (statewide). Surviving spouse exemptions follow state law. No local disability exemption listed.
Land (CUVA): Land at least 50% in farm or timber use can enter a 10-year conservation use covenant; $25 fee, filed in person with the Board of Assessors by April 1.
Deadline: April 1 for that year's bill; under HB 92 you can also apply during the 45-day appeal window after mid-May notices.

File for homestead online ↗Homestead info ↗(770) 307-3108Tax assessor ↗ · (770) 307-3108 Barrow County page →

Elbert County

Local homestead: No extra local amount for under-62 homeowners; regular homestead is the state $2,000. Local L1 gives 65+ $10,000 off county taxes, and school exemption rises to $25,000 if homestead value is $250,000 or less.
Floating homestead: Elbert County and its cities did not opt out (voters approved a FLOST on Nov 4, 2025, which requires that). School district status: Ask the county tax assessor.
Local caps & freezes: A 2024 local act freezes L1 and L4 senior homesteads against reappraisal increases. Other homesteads get the state floating homestead (2026 index 1.027%). Which taxes the senior freeze covers: Ask the county tax assessor.
Seniors: 65+, no income limit: $10,000 county (L1). 62+ with income $10,000 or less: $10,000 school (L4 with L1). If homestead value is $250,000 or less, school exemption is $25,000. 62+ with income $30,000 or less: floating county exemption.
Veterans & disability: 100% disabled veteran, or unremarried surviving spouse/minor children: $126,526 off county, city and school (2026). Surviving spouses of war dead same; peace officer/firefighter spouses full exemption. No local disability exemption listed.
Land (CUVA): Farm and timber land can enter a 10-year conservation use covenant, valued by state tables with increases capped at 3% a year. Apply to the Board of Tax Assessors by April 1; $25 recording fee.
Deadline: January 1 through April 1; applications after April 1 count the next year.

File for homestead ↗(706) 283-2008Tax assessor ↗ · (706) 283-2008 Elbert County page →

Franklin County

Local homestead: No extra local amount for owners under 65; the regular exemption is the statewide $2,000 off assessed value. Owners 65+ get a local $20,000 exemption from all taxes (see senior).
Floating homestead: Franklin County commissioners opted out on February 14, 2025. The Franklin County Board of Education also opted out after three hearings. Royston, Lavonia and Carnesville were reported to opt out too; check your city.
Local caps & freezes: Ask the county tax assessor.
Seniors: Local: 65+ on January 1 gets $20,000 off all taxes, no income limit listed. State: 65+ $4,000 (income $10,000 or less); 62+ up to $10,000 school (income $10,000 or less); 62+ floating exemption (income $30,000 or less).
Veterans & disability: 100% disabled veterans and their unremarried surviving spouse or minor children get the statewide exemption ($126,526 off assessed value for 2026), as do surviving spouses of service members killed in war. No local extra listed.
Land (CUVA): Farm and timber land can be assessed at current use value under a 10-year covenant. Apply with the Board of Tax Assessors by April 1; $25 recording fee.
Deadline: April 1. You can file any time of year, but it must be in by April 1 to count for that tax year, and you must own and live in the home on January 1.

File for homestead ↗(706) 384-4896Tax assessor ↗ · (706) 384-4896 Franklin County page →

Greene County

Local homestead: No extra local amount for owners under 65; the regular exemption is the statewide $2,000. Owners 65+ get an extra $8,000 local exemption on county and school taxes ($10,000 total).
Floating homestead: Greene County Schools opted out of HB 581 in 2025 after three hearings. Ask the county tax assessor whether the county and cities (Greensboro, Union Point) opted out.
Local caps & freezes: Homestead freeze on county and school taxes: value increases after your homestead is approved are exempt, on the home and up to 5 acres (not pools, barns or shops). File the freeze form by April 1.
Seniors: 65+: $10,000 off county and school ($2,000 state plus $8,000 local). 65+ with net income $10,000 or less: $12,000 county and $18,000 school. 62 to 64 with net income $10,000 or less: $2,000 county, $10,000 school.
Veterans & disability: 100% disabled veterans and unremarried surviving spouses get the statewide exemption ($126,526 for 2026) and need a VA letter. Those 65+ add the $8,000 local. No local disability exemption listed.
Land (CUVA): Farm, timber and other qualifying land can be assessed at current use value under a 10-year covenant. Apply with the Greene County Board of Tax Assessors; ask them for the filing deadline.
Deadline: April 1. You must own the home on January 1 and file by April 1; later filings count for the next year.

File for homestead online ↗Homestead info ↗(706) 453-3355Tax assessor ↗ · (706) 453-3355 Greene County page →

Gwinnett County

Local homestead: Regular homestead (S1R) takes $10,000 off county, $8,000 off school and $7,000 off recreation assessed value. Buford gives $100,000 off city assessed value; other cities set their own.
Floating homestead: Gwinnett County commissioners opted out in February 2025, keeping the Value Offset Exemption. Gwinnett County Public Schools also opted out. Cities decided separately.
Local caps & freezes: Value Offset Exemption is automatic with any homestead: it freezes assessed value for county taxes only (home plus 5 acres). School and most city taxes follow current value; Buford has its own city freeze (base year 2020 or later).
Seniors: L5A: 65+ with income $124,648 or less (2026) pays no Gwinnett school tax on home plus 1 acre (not Buford schools). S3: 62+ and income $10,000 or less. L3A: 65+ and income $10,000 or less, $20,000 off.
Veterans & disability: 100% disabled veterans and combat-death surviving spouses get $126,526 off (2026). Spouses of fallen peace officers or firefighters pay no tax. 100% disabled owners get L1 and may qualify for L5A at any age.
Land (CUVA): Farm and timber land can be valued at current use under a 10-year covenant. Apply with the Assessors' Office January 2 to April 1, or within 45 days of your assessment notice; $25 fee.
Deadline: Apply by the appeal deadline on your spring Notice of Assessment (45 days) for the current year. You must own and live in the home on January 1; applications are taken year-round.

File for homestead ↗(770) 822-8800Tax assessor ↗ · (770) 822-7200 Gwinnett County page →

Hall County

Local homestead: The regular homestead is the statewide $2,000 off assessed value; the local extras are school-tax exemptions for seniors and disabled owners. Gainesville and other cities do not credit the regular homestead on city taxes.
Floating homestead: Hall County government opted out of HB 581; the school district did not, so school taxes get whichever of HB 581 or the 3% cap helps more. Gainesville said in January 2025 it planned to opt out.
Local caps & freezes: Local 3% yearly caps on assessment increases, base year 2023: county taxes (HB 1268) and Hall school taxes (HB 1270); Gainesville city and school taxes have matching caps. Automatic for homesteads, resets on sale, excludes bond millage.
Seniors: 62+: $30,000 off school taxes (net household income $25,000 or less; Social Security plus retirement $99,648 or less). 65+: $4,000 regular plus $30,000 school (net income $10,000 or less). 70+: no school tax, no income limit; apply in person.
Veterans & disability: 100% disabled veterans get $126,526 off assessed value (2026), also for the unremarried spouse or minor child. Disabled persons with household income $25,000 or less get $30,000 off school taxes. Fallen officer or firefighter spouses pay nothing.
Land (CUVA): Farm and timber land can be assessed at current use under a 10-year covenant. Apply in person with the Assessors' Specialized Assessment Division (770-531-6752), January 1 to April 1 or during the 45-day appeal window.
Deadline: End of the 45-day appeal window after assessment notices are mailed, later than the statewide April 1. You must own and live in the home on January 1.

File for homestead online ↗Homestead info ↗(770) 531-6720Tax assessor ↗ · (770) 531-6720 Hall County page →

Hart County

Local homestead: Most owners get the state $2,000. The Assessors' chart lists a local $10,000 off county and school taxes at age 65; ask the Assessors whether it applies to you.
Floating homestead: Hart County government and the Hart County Board of Education both opted out, so the floating homestead does not apply to county or school taxes. The City of Hartwell stayed in, so it applies to Hartwell city taxes.
Local caps & freezes: No local value freeze found. The only cap is the HB 581 floating homestead on Hartwell city taxes; county and school taxes have no cap.
Seniors: At 65: $10,000 off county and school general taxes, no income limit (local acts may have raised this to $15,000). At 65 with income under $10,000: extra bond-tax exemptions plus the state $4,000. Confirm current amounts.
Veterans & disability: Statewide 100% disabled veteran exemption ($126,526 for 2026) and surviving spouse exemptions apply; file at the Assessors. No local extras found.
Land (CUVA): Farm and timber land can get a 10-year conservation use covenant that taxes it at current use value. Apply with the Board of Tax Assessors between January 1 and April 1.
Deadline: April 1 for the current tax year. Under state law you can also apply until your 45-day assessment appeal window closes.

File for homestead ↗(706) 376-3997Tax assessor ↗ · (706) 376-3997 Hart County page →

Jackson County

Local homestead: Ask the county tax assessor.
Floating homestead: The county government did not opt out, so the floating homestead applies to county taxes. Jackson County Schools, Commerce City Schools and Jefferson City Schools opted out, as did Commerce, Jefferson, Braselton, Pendergrass and Talmo.
Local caps & freezes: No general local freeze is posted. The HB 581 floating homestead caps county-tax value growth at inflation; school taxes and most city taxes are not capped. Ask about any senior school freeze.
Seniors: Statewide: 62+ school exemption up to $10,000 and 65+ $4,000, both with a $10,000 income limit; 62+ floating exemption with $30,000 income limit. Jackson also has local senior exemptions; ask the Assessors for current amounts.
Veterans & disability: Statewide 100% disabled veteran exemption ($126,526 for 2026) and surviving spouse exemptions apply; file with the Tax Assessors. No local extras found.
Land (CUVA): Farm, timber and other qualifying land can get a 10-year conservation use covenant. Apply with the Tax Assessors between January 1 and April 1.
Deadline: April 1 for the current tax year. Under state law you can also apply until your 45-day assessment appeal window closes. Jackson's pages say applications after April 1 take effect the next year.

File for homestead ↗(706) 367-6330Tax assessor ↗ · (706) 367-6330 Jackson County page →

Madison County

Local homestead: No extra local amount for most owners; the regular exemption is the state $2,000. Colbert residents can get a city exemption of up to $6,000 on city taxes.
Floating homestead: Madison County government and the Madison County Board of Education both opted out, as did Danielsville, Colbert, Comer, Ila and Carlton. The floating homestead does not apply to county or school taxes.
Local caps & freezes: No local value freeze or cap found. Because the county and schools opted out of HB 581, there is no floating homestead cap on county or school taxes.
Seniors: Age 62 with household income of $10,000 or less: $2,000 plus $10,000. Age 65, no income limit: $2,000 plus $10,000 on county and school taxes. Age 70, no income limit: $18,000 total.
Veterans & disability: 100% service-connected disabled veterans and unremarried surviving spouses get up to $126,526 (2026) off all levies; surviving spouses of firefighters or peace officers killed on duty are fully exempt. No local extras found.
Land (CUVA): Farm and timber land can get a 10-year conservation use covenant. File with the Board of Assessors between January 1 and April 1, or during the 45-day appeal window after notices mail.
Deadline: April 1 for the current tax year. Under state law you can also apply until your 45-day assessment appeal window closes. Madison's page says there is no grace period, so file by April 1 to be safe.

File for homestead ↗(706) 795-6355Tax assessor ↗ · (706) 795-6355 Madison County page →

Morgan County

Local homestead: No extra local amount under 65; the regular exemption is the state $2,000 on county, school and state taxes (not bonds or city taxes).
Floating homestead: Morgan County government, the Morgan County school board and the City of Madison did not opt out, so the floating homestead applies to county, school and Madison city taxes.
Local caps & freezes: No separate local freeze. The HB 581 floating homestead caps yearly growth in a homestead's taxable value at inflation for county, school and Madison city taxes.
Seniors: Age 65+, no income limit: extra $10,000 off county and school operating taxes, and $10,000 off Madison city taxes (apply at City Hall). Age 65 with income $10,000 or less: state $4,000. Age 65+: state tax fully exempt.
Veterans & disability: 100% service-connected disabled veterans and unremarried surviving spouses qualify for the state exemption; bring a DD-214 and VA letter. Surviving spouses of service members killed in action get the statewide exemption; of firefighters or officers, full exemption.
Land (CUVA): Farm and timber land can get a 10-year conservation use covenant ($25 recording fee per parcel). Apply with the Tax Assessor between January 1 and April 1; a field appraiser visits.
Deadline: April 1 for the current tax year. Under state law you can also apply until your 45-day assessment appeal window closes.

File for homestead ↗(706) 342-0551Tax assessor ↗ · (706) 342-0551 Morgan County page →

Oconee County

Local homestead: Since 2025 the general homestead exemption is $5,000 (state $2,000 plus local $3,000) for county and school taxes, rising to $10,000 in 2035.
Floating homestead: Oconee County Schools opted out, so the floating cap does not cover school taxes. Local reporting says the county and Watkinsville did not opt out; confirm with the Tax Assessor.
Local caps & freezes: At 65 your assessed value freezes automatically for county and school taxes, covering the house and up to 5 acres. No local freeze before 65.
Seniors: Freeze at 65 and an extra $10,000 at 75, both automatic for county and school taxes. Local income-based senior exemptions are closed to new applicants; statewide 62+ and 65+ income-tested ones remain.
Veterans & disability: Statewide disabled veteran and surviving spouse exemptions apply to all taxes. The brochure also lists a full exemption for surviving spouses of peace officers or firefighters killed in the line of duty.
Land (CUVA): Farm, timber and other qualifying land can get conservation use value under a 10-year covenant; apply with Property Appraisal (Tax Assessors) by April 1.
Deadline: April 1, or during your assessment appeal period each year. Applications after that count toward the next year.

File for homestead ↗(706) 769-3917Tax assessor ↗ · (706) 769-3921 Oconee County page →

Oglethorpe County

Local homestead: Ask the county tax assessor.
Floating homestead: Oglethorpe County Schools opted out, so the cap does not cover school taxes. Voters approved a FLOST in 2025, which suggests the county kept the cap; confirm with the Tax Assessor.
Local caps & freezes: Ask the county tax assessor.
Seniors: Statewide: 65+ get $4,000 off county taxes with household income up to $10,000; 62+ get up to $10,000 off school taxes with the same limit. Ask about a newer local senior exemption.
Veterans & disability: Statewide disabled veteran and unremarried surviving spouse exemptions apply; no local extras found. Call the Tax Assessor for documents needed.
Land (CUVA): Farm and timber land can get conservation use value under a 10-year covenant; file form PT-283A with the Tax Assessor by April 1. Call the office before applying.
Deadline: April 1 for that year's taxes; state law now also allows filing until your 45-day assessment appeal window closes. Later filings count next year.

File for homestead ↗(706) 743-5166Tax assessor ↗ · (706) 743-5166 Oglethorpe County page →

Stephens County

Local homestead: The county lists the standard $2,000. Owners 65+ get an added local senior exemption from state, county and school taxes; the amount isn't posted, so ask the Tax Assessors.
Floating homestead: The county voted Feb 25, 2025 to opt in, so the cap covers county taxes. The school board filed to opt out. Toccoa's decision: ask the Tax Assessors.
Local caps & freezes: No local freeze found; the HB 581 inflation cap applies to county taxes. Statewide 62+ floating exemption (income up to $30,000) covers state and county taxes only.
Seniors: 65+: local senior exemption, plus an extra one if net income is $10,000 or less. 62+: school exemption up to $10,000 (income $10,000 or less) and floating exemption (income up to $30,000).
Veterans & disability: Statewide disabled veteran and unremarried surviving spouse exemptions apply to all taxes; no local extras found. Ask the Tax Assessors about disability exemptions.
Land (CUVA): Farm, timber and environmentally sensitive land can get conservation use value under a 10-year covenant; apply with the Board of Tax Assessors by April 1.
Deadline: April 1 for that year's taxes; state law now also allows filing until your 45-day assessment appeal window closes. Later filings count next year.

File for homestead ↗(706) 886-7435Tax assessor ↗ · (706) 886-7435 Stephens County page →

Walton County

Local homestead: Regular homestead cuts assessed value by $4,000 for county taxes and $2,000 for school taxes (voter-approved 2003).
Floating homestead: The county opted out for county M&O taxes to keep its 2003 freeze. The state opt-out list also shows the school district, Social Circle schools, Monroe, Loganville and Social Circle.
Local caps & freezes: Once you file, your home's value is frozen for county government taxes at the year you applied. The freeze does not cover school or city taxes.
Seniors: 65+ on January 1: the house and up to one acre are exempt from Walton County school tax; county tax still applies. You must reapply at 65. Statewide income-tested senior exemptions also exist.
Veterans & disability: 100% disabled veterans (or paid at 100%) and their unremarried spouses or minor children qualify. Totally disabled owners need a physician affidavit; net income limit $15,000. Spouses of fallen peace officers or firefighters also qualify.
Land (CUVA): Qualifying farm or timber land is taxed on current use value under a 10-year covenant; apply with the Board of Tax Assessors by April 1 with a $25 recording fee.
Deadline: January 1 to April 1 for that year's taxes; later filings count next year. State law also allows filing until your 45-day appeal window closes, but the county still lists April 1.

File for homestead ↗(770) 267-1352Tax assessor ↗ · (770) 267-1352 Walton County page →

Good to know: exemptions, amounts, income limits and deadlines change, and some apply only to county, school or city taxes. Confirm with your county tax assessor before you count on one.

Your plan

What to do now

1. Look it upFind the home on the county's tax site (qPublic for most of our counties) and note the current bill and the exemptions on it.

2. Estimate yoursPrice × 40%, minus exemptions, times the millage rate. Budget for the difference between that and the seller's bill.

3. File homesteadAs soon as you've closed and moved in, and by April 1. Update your driver's license address first.

4. Watch your mailOpen the assessment notice in spring. If the value looks high, you have 45 days to appeal.

5. Check escrowExpect an escrow analysis within the first year, and plan for a shortage if taxes went up.

6. Call usQuestions about your bill, or need comparable sales for an appeal? Call (706) 995-7710.

Printable property tax guide ↗

Don't skip this

Apply for homestead

If this is your main home, file once with your county by April 1. It's free, and it's the easiest way to lower your bill. Pick your county:

Want the full walkthrough? Homestead exemption: who qualifies, what to bring and where to file →

Estimates only. The numbers on this page are examples to help you plan, not a quote for any home. Your county tax assessor sets your value and exemptions and your tax commissioner sends your bill; confirm with them. This is general information, not tax or legal advice.

Questions about your taxes?

We can pull the county's records for your home, estimate your bill, or find comparable sales if you decide to appeal.

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