Trying to choose between a home in Fulton or DeKalb and worried about the property tax difference? You are not alone. Taxes can shift your monthly budget and long-term plans, especially when two similar homes sit on opposite sides of the county line. In this guide, you will learn how Georgia property taxes work, what tends to differ between Fulton and DeKalb, and a simple method to estimate your annual tax so you can compare homes with confidence. Let’s dive in.
How Georgia property taxes work
Property tax in Georgia follows a clear sequence. Understanding the steps helps you compare any two addresses.
- Fair market value (FMV): County assessors estimate your property’s market value. This is the starting point.
- Assessed value (AV): Georgia applies an assessment ratio to FMV to get the assessed value. Historically, Georgia uses 40 percent of FMV for ad valorem taxes. Always verify the current ratio with the county assessor.
- Homestead and other exemptions: If you live in the home as your primary residence, you may qualify for homestead exemptions that reduce the taxable assessed value. Some jurisdictions also offer additional exemptions for seniors, disabled persons, and other groups.
- Millage rate: Taxes are charged per $1,000 of assessed value. One mill equals $1 of tax per $1,000 of assessed value. Your final bill is the sum of all applicable millage rates from the county, school system, city, and any special districts.
- Annual adoption: County commissions, school boards, and city councils adopt millage rates each year. Millage changes are a major reason tax bills change even when values stay steady.
Fulton vs DeKalb: what really differs
Fulton and DeKalb both follow the same state-driven formula. The big differences come from local choices and programs.
Millage composition varies by area
The combined millage rate can differ by county and by city within each county. You might see a lower assessed value in one location but a higher overall millage. The reverse is also possible. Focus on the combined mills for the exact parcel you are comparing.
Homestead exemptions differ by jurisdiction
Both counties offer basic homestead exemptions for owner-occupied primary residences. Some cities and school districts add their own exemptions. Additional exemptions for seniors or disabled homeowners vary in eligibility and amount. Check the county and city where the property sits to see what applies.
School district levies often lead
School millage is often the largest part of a typical homeowner’s bill. Fulton and DeKalb school systems set their own millage and may offer different exemptions or credits. A change in school millage can move your annual cost more than county or city changes.
Special districts and fees may apply
Some neighborhoods fall inside special districts for services like libraries, hospitals, stormwater, or community improvements. These add mills in one place and not in another. Ask specifically about special districts for any property you are considering.
Timing and processes can differ
Assessment notice schedules, revaluation practices, and appeal steps can vary by county. Filing windows for exemptions also differ. Always follow the instructions on your county notice and confirm deadlines locally.
Step-by-step: estimate your property tax
Use this framework to compare two homes, one in Fulton and one in DeKalb. Replace the placeholders with actual numbers from county sources.
Step A — Estimate fair market value (FMV)
Use the list price, recent sale price, or the county’s most recent assessed value as a starting point. Cross-check with recent comparable sales.
Step B — Convert FMV to assessed value (AV)
- AV = FMV × assessment ratio.
- Georgia’s common practice is 40 percent of FMV for AV. Confirm with the county assessor.
Step C — Subtract eligible exemptions
- Taxable assessed value = AV − total exemptions.
- Include the basic homestead exemption and any age or status-based exemptions you qualify for.
Step D — Apply the combined millage rate
- Combined mills = county + school + city (if applicable) + special districts.
- Annual tax = Taxable assessed value × (Combined mills / 1,000).
Example calculation (illustrative only)
- FMV: $500,000
- Assessment ratio: 40 percent → AV = $500,000 × 0.40 = $200,000
- Homestead exemption (example): $10,000 → Taxable AV = $190,000
- Combined millage (example): 30 mills → annual tax = $190,000 × (30/1,000) = $5,700
This example shows the math. The actual exemption amounts and millage rates vary by county, city, and school system. Always verify with the county offices before budgeting.
Quick comparison checklist
- Pull each parcel’s assessed value from the county assessor portal.
- List the specific homestead exemptions available at the county, city, and school levels.
- Find the current combined millage for the parcel, including any special districts.
- Run the calculation above and model a best-case and worst-case if millage changes.
Deadlines, appeals, and filing tips
- Homestead exemptions: Most counties require an application, often with a specific filing window. If you buy mid-year, you typically file for the next tax year. Some local rules allow earlier application depending on purchase date and requirements. Senior and disability exemptions usually require extra documentation.
- Assessment notices and appeals: Counties mail notices that show your assessed value and the deadline to appeal. The appeal window is time-limited and starts from the date on the notice. You usually begin with the county Board of Assessors, then proceed to a Board of Equalization if needed.
- Millage adoption: County, school, and city millage are adopted annually, often later in the year after budgets are finalized. This is a key driver of year-over-year changes.
- Payments and penalties: Due dates and any discounts or penalties are set by each county’s tax commissioner. Do not assume Fulton and DeKalb use the same schedule.
Where to confirm numbers
For parcel-specific questions and the most current figures, go to these official sources:
Fulton County
- Fulton County Board of Assessors: parcel search, assessed values, notices, and appeals.
- Fulton County Tax Commissioner: tax bills, millage breakdowns, payment schedules, and exemption forms.
- Local city government (for city millage and city-level exemptions if inside a city such as Atlanta).
- School system (Atlanta Public Schools or the applicable district for school millage and any school-specific exemptions).
DeKalb County
- DeKalb County Board of Assessors: parcel data, assessments, and appeal procedures.
- DeKalb County Tax Commissioner: current millage totals, bills, payment deadlines, and homestead applications.
- Local city government in DeKalb (for city millage and city-level exemptions).
- DeKalb County School District (for school millage and exemptions).
State-level
- Georgia Department of Revenue: statewide definitions, processes, and guidance on property taxes.
Buyer scenarios: Fulton vs DeKalb
If you are comparing a home in the City of Atlanta on the Fulton side to a similar home on the DeKalb side, you will want to look beyond list price.
- Start with assessed value: Use each county’s parcel viewer for the most recent AV.
- Verify exemptions: Confirm the basic homestead and any age or status-based exemptions offered by the county, city, and school system where each home sits.
- Sum all mills: Get the total combined mills for the parcel, including special districts that may not be obvious at first glance.
- Run the math: Apply the formula and compare annual taxes side by side. If the numbers look far apart, review school mills and any special district levies.
For relocation clients choosing between neighborhoods like Inman Park, Virginia-Highland, Decatur, and nearby North Atlanta suburbs, this process keeps you grounded in facts rather than assumptions. It also helps you plan for budgeting and evaluate long-term affordability.
Pro tips to avoid surprises
- Pull last year’s tax bill for each property to see actual mills and exemptions applied.
- Ask whether a prior owner’s exemption will carry over. Some exemptions end when ownership changes.
- Confirm whether the parcel sits in a special tax or service district.
- Track assessment notices. If the assessed value increases, evaluate whether an appeal is warranted within the window listed.
- Plan for annual changes. Even if value stays flat, millage can change and affect your bill.
Get local guidance you can trust
Taxes can be decoded, and you deserve clear answers before you decide which side of the county line fits your plans. If you want help pulling parcel data, modeling scenarios, and comparing neighborhoods with confidence, reach out to a local advisor who does this every week. Contact Sherry Poland to walk through your short list and align your budget with the right home.
FAQs
How do Fulton and DeKalb property taxes compare for similar homes?
- It depends on the combined millage and the exact exemptions that apply to each parcel, so use the step-by-step method to compute and compare both addresses.
What is Georgia’s assessment ratio and how is it used?
- Georgia commonly applies 40 percent of fair market value to calculate assessed value for ad valorem taxes, but you should confirm the current ratio with the county assessor.
Do I qualify for a homestead exemption in Atlanta?
- Owner-occupied primary residences may qualify for homestead exemptions, and specific amounts and eligibility are set locally by the county, city, and sometimes the school system.
When are Fulton and DeKalb property tax bills due?
- Due dates, discount periods, and penalties are set by each county’s tax commissioner, so confirm schedules for your county rather than assuming they match.
If I buy mid-year, when can my homestead exemption start?
- Many buyers file for the next tax year, though some local rules allow earlier filing depending on closing date and documentation, so check the county’s requirements.
How do I appeal an assessed value in either county?
- Follow the instructions on your assessment notice and file within the listed window, starting with the county Board of Assessors and then proceeding to the Board of Equalization if needed.
