Decision tool · property tax estimate
Estimate the county and school tax on a home
Enter a fair market value and the exemptions you expect, and we will run the county's own formula, value times 40 percent minus exemptions times the millage, levy by levy, at the 2025 adopted rates.
The 2025 adopted rates the estimate uses
| Levy | Mills |
|---|---|
| County operations (M&O) | 4.791 |
| Fire operations | 2.805 |
| County bond | 0.300 |
| School operations (M&O) | 15.208 |
| School bond | 1.418 |
| Total | 24.522 |
2025 adopted rates from Forsyth County and the Forsyth County Board of Education, checked October 19, 2026: 7.896 mills for county government and 16.626 for schools, 24.522 in all. In 2026 the county adopted 7.832 mills and the school board held its operating rate at 15.208; its 2026 debt-service rate was not published as a number.
The formula and rates are the county's and the school board's own (sources on this page). The homestead exemption takes $8,000 off the county operations and fire levies and the state's $2,000 off school operations; we apply no exemption to the bond levies because the county does not say one applies. The age-65 exemption removes the school operations and school bond taxes. The estimate leaves out the floating freeze (which only lowers future years), the HB 717 school cap, income-based senior exemptions, any City of Cumming taxes and any fees on the bill.
Weighing what a home will cost to own? A Gold Peach Realty agent can walk you through the numbers for a specific house.
How the bill is worked out
- Georgia law assesses property at 40% of fair market value unless another law says otherwise. Each county's Board of Tax Assessors sets the values. Georgia Department of Revenue: Property Tax Valuation (O.C.G.A. 48-5-7)
- The county's formula is: (fair market value x 0.40, minus exemptions) x combined millage. At 2025 rates, a $500,000 home with no exemptions would owe $4,904.40 a year in county and school property tax. Forsyth County: About Property Taxes (example uses 2025 rates)
- Based on 2025 rates, about $32 of every $100 in property tax goes to county government and $68 goes to the school system. Forsyth County: About Property Taxes
The rates
- On Aug. 6, 2026 the Board of Commissioners adopted a 2026 County M&O rate of 4.727 mills (the rollback rate, down 0.064), kept the Fire rate at 2.805 mills and the Bond rate at 0.300 mills. That is 7.832 mills combined for county government. Forsyth County news: Forsyth County Adopts Rollback Millage Rate (July 29, 2026, with Aug. 6 update); combined figure computed
- On July 30, 2026 the Forsyth County Board of Education approved a $762.5 million FY27 budget that holds the school M&O rate at 15.208 mills, with no increase to the M&O or debt service rate. The 2025 school debt service rate was 1.418 mills. Forsyth County Schools press releases: Board of Education Approves FY27 Budget (July 30, 2026); 2025 rates from Forsyth County news (Aug. 8, 2025)
- The 2025 adopted rates were 7.896 mills for county government (M&O 4.791, Fire 2.805, Bond 0.300) and 16.626 mills for schools (M&O 15.208, Bond 1.418). Forsyth County news: Forsyth County Commission Adopts Millage Rates (Aug. 8, 2025)
The school board’s 2026 debt-service rate was described only as not increasing, so this page does not publish a combined 2026 total. The estimate tool uses the 2025 adopted rates, the latest year with every rate published.
The homestead exemption
- You may qualify for a homestead exemption if you own the home, live in it and are a legal resident of Forsyth County, all as of Jan. 1 of the tax year. The county defines legal resident as being registered to vote and/or registering your vehicles in Forsyth County. Forsyth County Board of Assessors: Homestead & Other Exemptions
- Homestead applications are accepted year-round, but you must apply by April 1 (or during your 45-day assessment appeal window) to get the exemption for that tax year. Once granted, it renews automatically unless ownership or eligibility changes. Forsyth County Board of Assessors: Homestead & Other Exemptions
- The online homestead portal is open from December to April 1. The county says it opens Dec. 21, 2026 for 2027 applications. Regular and age-65 homestead applications can be filed online, by mail (notarized) or in person; other exemptions must be filed in person at 426 Canton Hwy. Forsyth County Board of Assessors: Homestead & Other Exemptions
- The regular homestead exemption (S1) takes $8,000 off the assessed value for the County M&O and Fire Operations millage. The school and state portions get the state's $2,000 homestead exemption. Forsyth County Board of Assessors: Homestead & Other Exemptions (Types of Exemptions)
- Every Forsyth homestead includes the L7 floating exemption, which locks your taxable value for County M&O and Fire Operations at a base-year value. If you apply for tax year 2026, the base year is set at the 2025 value. School taxes still use the current year's value. Forsyth County Board of Assessors: Homestead & Other Exemptions (L7 Floating Homestead)
- For a standard homestead application, bring a Georgia driver's license or state ID showing the property address and the last four digits of your Social Security number. Income-based exemptions need extra income records. Forsyth County Board of Assessors: Homestead & Other Exemptions
Seniors
- Homeowners who are 65 on or before Jan. 1 can get a full exemption from the school general and school bond taxes (L1). Only one owner who holds title and lives in the home needs to be 65. Forsyth County Board of Assessors: Homestead & Other Exemptions (L1)
- Income-based senior exemptions include school tax exemptions for owners 62 and older (S3/L3) and a double $16,000 homestead for owners 65 and older whose household gross income is $40,000 or less (S4/L4). These are accepted only from Jan. 2 through April 1 or during the 45-day appeal window. Forsyth County Board of Assessors: Homestead & Other Exemptions
- Under House Bill 717, a local law approved by referendum, the taxable value of a homestead for school taxes cannot rise more than 4% a year from its base year until the home is sold. It took effect Jan. 1, 2025 and expires in 2035. Forsyth County Schools: FCS Property Tax Relief (HB717 vs. HB581)
Notices, appeals and paying
- Jan. 1 sets each year's property value, homestead eligibility and owner of record. Annual assessment notices for homes are usually mailed near the end of May, and owners have 45 days from the mailing date to appeal. Forsyth County Board of Assessors: Key Deadlines
- The Forsyth County Board of Assessors is at 426 Canton Hwy, Cumming, GA 30040, phone (770) 781-2106. Walk-in and mail applications are accepted 8:30 a.m. to 5 p.m. on weekdays. Forsyth County Board of Assessors
- 2026 Forsyth County property tax bills are due Nov. 15, 2026. Because that date is a Sunday, payments received Monday, Nov. 16 are accepted without interest. Forsyth County news: 2026 Property Tax Bills Due Nov. 15 (Sept. 10, 2026)
- The Forsyth County Tax Commissioner handles car tags and property tax bills at two offices: 1092 Tribble Gap Road, Cumming, GA 30040, and the Sharon Springs office at 1950 Sharon Road, Cumming, GA 30041. Hours are 8:30 a.m. to 5 p.m. on weekdays. Motor vehicle line: (770) 781-2112. Forsyth County Tax Commissioner
Questions
When is the homestead exemption deadline in Forsyth County?
Apply by April 1 to get the exemption for that tax year. You must own and live in the home, and be a legal Forsyth County resident, as of Jan. 1. The online portal opens Dec. 21, 2026 for 2027 applications. You can also file by mail with a notarized form or in person at 426 Canton Hwy.
Source: Forsyth County Board of Assessors: Homestead & Other Exemptions
How much is the Forsyth County homestead exemption?
The regular homestead exemption takes $8,000 off your assessed value for the County M&O and Fire Operations taxes, and $2,000 off for school and state taxes. Every homestead also gets the L7 floating exemption, which freezes the county M&O and fire taxable value at your base year. The application needs your Georgia license or ID and the last four digits of your Social Security number.
Source: Forsyth County Board of Assessors: Homestead & Other Exemptions
Do seniors pay school taxes in Forsyth County?
Homeowners who are 65 on or before Jan. 1 can apply for a full exemption from the school general and school bond taxes. Only one owner who holds title and lives in the home must be 65. There are also income-based exemptions for owners 62 and older, and a $16,000 double homestead for owners 65 and up with household income of $40,000 or less.
Source: Forsyth County Board of Assessors: Homestead & Other Exemptions
What is the property tax rate in Forsyth County?
For 2026 the county adopted 7.832 mills for county government (M&O 4.727, Fire 2.805, Bond 0.300). The school board held its M&O rate at 15.208 mills and said its debt service rate did not increase (it was 1.418 mills in 2025). For comparison, all 2025 rates totaled 24.522 mills. Rates apply to 40% of market value after exemptions.
How are property taxes calculated in Forsyth County?
Georgia assesses property at 40% of fair market value. The county's formula is market value x 0.40, minus exemptions, times the combined millage rate. Using 2025 rates, a $500,000 home with no exemptions would owe $4,904.40. About $68 of every $100 collected goes to the school system and $32 to county government.
Source: Forsyth County: About Property Taxes; Georgia Department of Revenue
When are Forsyth County property taxes due?
2026 property tax bills are due Nov. 15, 2026. Because that is a Sunday, payments received Monday, Nov. 16 are accepted without interest. You can pay online at forsythcountytax.com, by mail to 1092 Tribble Gap Road, or in person at the Tribble Gap Road or Sharon Road offices. Assessment notices usually go out near the end of May.
Source: Forsyth County news (Sept. 10, 2026); Board of Assessors Key Deadlines
Is there a cap on property tax increases in Forsyth County?
For school taxes, yes. House Bill 717, a local law approved by referendum, keeps a homestead's taxable value for school taxes from rising more than 4% a year from its base year until the home is sold. It took effect Jan. 1, 2025 and runs through 2035. County M&O and fire taxes use the separate floating homestead freeze.
Source: Forsyth County Schools: FCS Property Tax Relief; Forsyth County Board of Assessors
Dates, rules and hours can change. The organizers have the final word: Forsyth County Government