County resources
Utilities, schools, property records, homestead filing and more for new and soon-to-be homeowners in Toccoa, Avalon.
Good to know: utility providers and school zones can depend on your exact address — always confirm with the provider. Information is provided as a convenience and may change; let us know if you spot something out of date.
In Stephens County the Tax Assessors set property values and the Tax Commissioner bills and collects, both in the county building at 70 N. Alexander St. in Toccoa. Deeds are recorded upstairs with the Clerk of Superior Court.
Sets property values, takes homestead and special-assessment applications, and handles value appeals. Returns/value estimates are accepted Jan 1–Apr 1 each year.
Assessors' own site: open 8 a.m.–5 p.m. Mon–Fri. Field appraisers in marked county vehicles may visit your property to review new construction or appeals.
Look up owner, parcel ID, assessed value, sales and tax maps. You'll need the parcel ID for homestead and permit forms.
Bills and collects county and school property taxes and handles vehicle tags; open Mon–Fri 8:00 a.m.–4:45 p.m. Search and pay bills online from this site.
Records deeds, plats and liens and collects the real-estate transfer tax. Real estate records are public and can be viewed in the Clerk's office.
Deed filing fee $25; transfer tax $1 per $1,000; copies 50¢ per page. Warranty deeds need a transfer-tax form even if no money changes hands.
Georgia's official online index of recorded deeds, liens and plats (subscription for full images). Also where PT-61 transfer-tax forms are e-filed.
In Stephens County you file homestead with the Tax Assessors Office (not the Tax Commissioner), and you must own and live in the home on January 1. File by April 1 for that year's bill; it renews automatically after that.
Assessors say the application is filed with their office, usually along with your first return. Deadline April 1; applications after that apply to the next year.
Lists the standard $2,000 exemption, disabled veteran and surviving spouse exemptions. Note: this page sits under the Tax Commissioner but says applications go to the Assessors.
65+ get an additional local senior exemption. Income-tested exemptions exist at 62+ (school tax) and 65+ ($10,000 net income limit), and a 62+ floating exemption covers households up to $30,000. Call the Assessors for current local amounts.
Caps yearly growth in a homestead's taxable value at an inflation rate unless a local government opted out. Stephens County's pages don't say whether the county, Toccoa or the school board opted out, so ask the Assessors.
County page on the state Homeowner Tax Relief Grant credit, which shows up on qualifying homestead tax bills when the state funds it.
State overview of every statewide homestead exemption and the standard application form.
Stephens County does not run a water system. The City of Toccoa supplies water to the city and much of the county, and runs sewer mainly in and around town. Martin has its own small water system, and homes elsewhere often rely on wells and septic.
City-run water, sewer and natural gas (no city electric). Water comes from Lake Toccoa, supplemented by Davidson Creek and Lake Yonah, and serves Toccoa and much of Stephens County.
Service applications for existing meters plus water/sewer and gas tap applications. Bring a valid ID (tenants also need a lease); a deposit is required. Customer service is open 8 a.m.–4:30 p.m.
As of July 2026, inside-city residential is $19.00 for the first 2,000 gal, then $5.00 per 1,000 gal (outside city $23.75 and $6.25). Deposit $75; 3/4" tap $1,500.
Residential sewer is $14.85 for the first 2,000 gal, then $7.00 per 1,000 gal. Sewer taps start at $2,400 (4").
Pay online, by phone, or at the City Hall drive-through (8–5). Bills are due 20 days after the bill date; a 10% late fee applies after that.
Annual drinking-water reports. The city has posted notices about disinfection byproducts (TTHM/HAA5) on its water page, so read the latest report.
EPA's federal record lists Martin as a community water system serving about 1,769 people (655 connections), so it reaches beyond town limits. Call to confirm service at an address.
County's utility list for new residents. It confirms the county provides no water service and points you to the City of Toccoa.
Outside Toccoa's sewer area, most homes use septic. Permits come from the Stephens County Environmental Health office, part of Georgia DPH District 2 in Gainesville. Stephens County does not issue well-construction permits, but it's smart to test well water.
Handles septic permits, site evaluations, repairs and well-water evaluations. Open weekdays 8–5 with a noon–1 lunch closure.
New septic systems must be permitted and inspected before use, and not every lot qualifies. Has the checklist plus lists of certified installers, pumpers and soil classifiers.
EH can test well water for bacteria and advise on disinfecting or abandoning wells. In District 2, only Hall, Hart, Union and White counties require well-construction permits, so Stephens does not.
Pick up a bottle for a bacterial well test (coliform/E. coli, $36). Sample on a Monday–Wednesday so it reaches the Athens lab within 24 hours. Soil tests are $10.
County requires Environmental Health soil/septic approval before a residential or manufactured-home building permit is issued.
Toccoa does not sell electricity, so your provider depends on the address. Georgia Power, Hart EMC and Habersham EMC all serve parts of Stephens County. Ask the seller for a recent bill or call the provider to confirm.
Listed by the county as an electric provider. Apply for service online or by phone (Mon–Fri 7 a.m.–7 p.m.).
Electric co-op whose service area includes Stephens County. Apply by phone or at an office 8 a.m.–4 p.m. weekdays; a deposit may be required.
Electric co-op serving rural parts of six counties, including Stephens (its East District covers eastern Habersham and Stephens).
Natural gas here comes from Toccoa Natural Gas, a regional system run by the City of Toccoa that also serves Martin and parts of six other counties. Because it's a city system, Atlanta Gas Light's marketer choice does not apply.
City-owned utility with 7,000+ customers in Stephens, Franklin, Hart, Elbert, Habersham, Rabun and Macon County NC. Its south section includes Toccoa, Martin and Lavonia.
First check availability, then apply for a tap. Your line must hold a 30-psi pressure test for 15 minutes, followed by an appliance inspection, before gas is turned on.
Residential deposit $150. Tap $250 includes 250 ft of service line ($1/ft beyond). Base charge $20 plus tax ($21.40/month).
Smell gas? Leave right away and call 911 or TNG. After hours the page lists 706-886-8451 or toll-free 888-863-4479.
Explains that marketer choice exists only in Atlanta Gas Light territory, so Toccoa Natural Gas customers don't choose a marketer.
Inside Toccoa city limits, the city collects trash and recycling at the curb. In unincorporated Stephens County there's no county curbside pickup, so residents use five county convenience centers or hire a private hauler.
Five sites: County Farm Rd, White Pines Rd, N Hicks Rd, Wolf Pit Rd and Tower Rd/N Yow Mill Rd. Hours differ by site and none are open daily (White Pines has the most). Limit 10 30-gallon bags per person per day; residents only.
Open Mon–Thu 7 a.m.–5:30 p.m. Costs $20 per truckload; check in at Public Works. Takes appliances, furniture and mattresses, but not tires, yard waste or construction debris.
City garbage is separate from the county's. City residents get a rollout cart and a recycling bin, and rates are in the posted schedule (effective 7/1/26).
Put the cart and bin out on your pickup day; extra items go the next day. Call Public Works to learn your day. Holidays push pickup to the next business day.
Listed by the county for large items, construction and loose debris. The county page gives no phone, so find contact details through the company.
Toccoa doesn't run its own internet service. Fiber in Toccoa comes mainly from Truvista, and Kinetic (formerly Windstream) covers much of the area. Check any specific address on the FCC map because rural coverage varies.
Enter the exact address to see which wired and fixed-wireless providers report service there.
Fiber internet with a local Toccoa store. The county lists Truvista locally at 706-886-2727. Check availability by address on the site.
The county lists Windstream as a phone/internet provider, and Windstream now markets as Kinetic. Check fiber vs. DSL availability by address.
County also lists North Georgia Network, DISH and DirecTV. Satellite TV and internet are the fallback in remote areas.
One public school district, Stephens County Schools, serves the whole county, including Toccoa, Avalon, Martin and Eastanollee. There is no separate city system. All new students register through Central Enrollment on Big A School Road.
Countywide district with more than 3,800 students. Toccoa does not have a separate city school system.
Start online in Infinite Campus, then finish in person; allow 1 hour. Bring photo ID and 2 proofs of residency with the parent's name (utility bill such as City of Toccoa/Hart EMC/Georgia Power, lease or purchase agreement, deed, etc.).
Zoning and building permits work differently inside and outside Toccoa. The county handles unincorporated areas and Toccoa handles the city, so check the parcel's jurisdiction on qPublic first. Lake lots also need shoreline approval from the Corps of Engineers (Lake Hartwell) or Georgia Power (Lake Yonah).
Residential, accessory, manufactured-home, trade, pool and camper permits. Open Mon–Fri 8–5 (closed noon–1). You need a 911 address, septic approval and a zoning check first.
Apply for county permits, schedule inspections and register contractors online.
Rezoning, variance and conditional-use applications. The Planning Commission meets the 1st Tuesday at 6 p.m. and the Board of Commissioners decides on the 4th Tuesday. The county warns it never asks for wire transfers.
County zoning is Chapter 59 (Land Use and Zoning). Building rules are Chapter 18.
Enforces county codes and ordinances, mostly from citizen complaints (ext. 9307). Violations can be reported through the county's MyGov portal.
City permit application, required documents, setbacks, and zoning/annexation applications. Historic districts need a Certificate of Appropriateness.
Enforces Toccoa's zoning, sign, nuisance and housing codes. Open Mon–Fri 8–5.
Toccoa's municipal code, covering zoning, solid waste (Chapter 19), animals and more.
Martin's zoning ordinance, posted on the county Building Department page. Call Martin City Hall at (706) 779-6753 (Mon/Wed noon–5) with questions.
Docks, buoys, underbrushing and other work on Corps land along Lake Hartwell need a Corps shoreline permit. Docks are allowed only in some shoreline allocations, so check before you buy, and dock electrical must be re-inspected every 5 years.
Lake Yonah is a Georgia Power lake. Any dock, boathouse or seawall needs a Georgia Power permit and a valid lake agreement.
Call 911 for emergencies. For non-emergencies anywhere in the county, Stephens County 911 dispatch is 706-779-3911. Toccoa has its own police and fire departments, and the rest of the county relies on the Sheriff and seven volunteer fire departments.
Law enforcement for unincorporated Stephens County and the county jail; staffed 24 hours.
Non-emergency line for police, sheriff and animal calls. You can file an optional Homeowner Information Form so 911 responders have details about your household.
The office is open Mon–Fri 8–5 for reports and fines. For non-emergency dispatch call 706-779-3911, which also takes after-hours calls for city gas, water and public works.
Two stations with an ISO rating of 2, which helps lower homeowners insurance inside city limits.
Seven volunteer departments (Eastanollee, Carnes Creek, New Hope, Big Smith, Martin, Shiloh and Tate Creek) with a county ISO rating of 4/X. Ask your insurer how far you are from a station.
County ambulance service. For emergencies call 911.
Official statewide registry. Search by address or county.
Toccoa is the hub for everyday services. The tag office is in the county building on N. Alexander St., the DDS driver's license center is on Doyle St., and elections are at the Historic Courthouse.
Register your vehicles within 30 days of moving to Georgia. Renew tags online and pay title tax (TAVT). Open Mon–Fri 8:00–4:45.
Driver's licenses and IDs, out-of-state transfers and road tests. Open Tue–Fri 8 a.m.–6 p.m. (closed Sat–Mon).
Elections office and early voting are at the Historic Courthouse. Update your registration after you move.
Check or update your registration, find your polling place and request an absentee ballot.
Open Mon–Fri 10–5:30 and Sat 10–1. Georgia residents get a free PINES card that works at libraries statewide.
Roselane complex: gyms, ball fields, pickleball, an indoor heated therapy pool, a splash pad, disc golf and a dog park. Programs and rentals are on stephens.recdesk.com.
City parks include Henderson Falls Park, Lake Toccoa facilities, Emory Johnson and Alewine. Reserve pavilions through City Hall.
Marshals handle stray, nuisance and cruelty calls in both Toccoa and the county. Call 911 for bites.
Lost pets and adoptions. Open Tue–Fri 11–5 and Sat 11–4; bring proof of ownership to reclaim a pet.
Lawn, garden and soil questions, 4-H and well-water testing. Open Mon–Fri 8–12 and 1–5.
You need a valid 911 address before the county will issue a building permit. This is the request form the county Building Department links to.
Maintains paved and dirt county roads in unincorporated areas. Request repairs online or by phone.
Free utility locate before fences, mailboxes or digging. Required by law.
Flood risk is mostly limited to land near creeks, rivers and lake shorelines. The county GIS doesn't show flood zones, so use FEMA's maps and ask about flood insurance before you close.
Enter the address to see the official flood zone and download a FIRMette for your lender or insurer.
State floodplain program and Georgia's flood map viewer, with guidance on building in a floodplain.
Parcel map showing streams and lakes but no FEMA flood layer, so pair it with the FEMA map.
Flood insurance basics and cost estimates. Standard homeowners policies don't cover flooding, and NFIP policies usually take 30 days to start.
Use our under-contract checklist, find trusted local pros, or ask your agent anything.