Atlanta Property Taxes: Fulton vs DeKalb vs Cobb Compared
When we work with buyers, we cover a lot of this during our buyer strategy session so nobody walks into a major purchase decision blind. This post is the written version of that conversation, specific to Atlanta, so you can read it on your own time and come to us with the right follow-up questions.
How Georgia Property Taxes Are Calculated
In Georgia, your property tax bill is calculated as (Assessed Value × Millage Rate) ÷ 1,000, where the assessed value is 40% of the fair market value set by the county, minus any homestead exemption. So on a $500,000 home, the assessed value starts at $200,000 before exemptions. This is the same formula in every Georgia county — only the millage rate and exemption amounts differ.
Fulton County Property Taxes
- Total millage rate: Approximately 40-42 mills total (county + school + city), varies by city
- Homestead exemption: Basic homestead exemption of $30,000 off assessed value for owner-occupied primary residences. Fulton’s ‘floating’ exemption caps annual taxable value growth at the lower of CPI or 3% once you’re homesteaded.
- Deadline to apply: Homestead exemption applications due by April 1 for the current tax year.
City of Atlanta adds roughly 15 mills on top of the Fulton County base. Median effective tax rate is about 1.08% of fair market value, per Fulton County data. Source: fultonassessor.org
DeKalb County Property Taxes
- Total millage rate: Approximately 20.81 mills total across the county’s six tax levies
- Homestead exemption: Basic homestead exemption plus the EHOST (Equalized Homestead Option Sales Tax) credit, which saves the average DeKalb homesteaded owner roughly $1,603 per year in county taxes. A Homestead Base Freeze is also available.
- Deadline to apply: Homestead exemption applications due by April 1.
DeKalb sets its final millage rate in July each year during budget adoption. Rates can shift year to year based on budget needs. Source: dekalbtax.org
Cobb County Property Taxes
- Total millage rate: Approximately 30.13 mills total (County School 18.70 + County General 8.46 + County Fire 2.97)
- Homestead exemption: Basic homestead exemption plus a ‘Floating’ Homestead Exemption that increases as your home’s value rises, so you don’t pay higher County General Fund tax purely from reassessment.
- Deadline to apply: Homestead exemption applications due by April 1.
Cobb uses the same 40% assessment ratio as the rest of Georgia. Millage rates are posted in late July or early August each year. Source: cobbtax.gov
Tax Bill Example on a $500,000 Home
A $500,000 home in Fulton County with basic homestead: ($500,000 × 40% = $200,000 assessed) − $30,000 homestead = $170,000 taxable. At a blended 41 mill rate, that’s ($170,000 × 41) ÷ 1,000 = $6,970 annually. Same home in DeKalb at ~21 mills with EHOST credit is roughly $2,500-$3,000. Same home in Cobb at ~30 mills is roughly $4,800-$5,400.
Why This Matters When Comparing Homes Across Counties
The total tax bill varies more than most buyers realize when comparing homes across counties. A $500K home in East Cobb can cost $2,000-$3,000 less per year in taxes than the same-priced home in City of Atlanta Fulton. Over 7 years of ownership that’s a $15,000-$20,000 difference. We always walk clients through the actual tax estimate during our buyer strategy sessions so it’s part of the affordability picture, not a surprise after closing.
When an Appeal Is Worth Your Time
Appeals are worth filing if your assessment feels off by more than 10% of what recent comps suggest. Deadline is typically 45 days after your annual assessment notice goes out. Most successful appeals include recent sold comps of similar properties within a half mile.
Frequently Asked Questions
The earlier you think about atlanta property tax, the more leverage you have. Most buyers wait until they’re under contract, which cuts their options. We cover this up front in our buyer strategy session so you know what to ask for, what to avoid, and what to budget.
If you’re comfortable with the specifics, you can handle most of this yourself. If you want a second set of eyes, that’s what we do. A 15-minute call is often the difference between a clean outcome and an expensive lesson.
The next step depends on where you are in the process. If you’re already under contract, let’s talk today. If you’re still researching, book a 15-minute call and we’ll map out what you need to know before you make an offer.
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Want a Specific Answer for Your Situation?
Most of what we covered above is the general case. Your buy, sell, or investment is specific. If you want to walk through what this means for your block, your timeline, or your budget, grab 15 minutes on Valerie’s calendar. No sales pitch, just a direct answer. Or send a note through the contact page.
This post reflects current Atlanta market conditions as of April 2026. Tax rules, lending terms, and fees can change. For legal, tax, or compliance questions, consult a qualified Georgia professional.