Property tax in Forsyth County, Georgia
In Forsyth County, the property tax bill comes from the Forsyth County Tax Commissioner. The 2026 bill is due November 15, 2026. You can look up and pay the bill on the county's own payment page. Taken from Forsyth County's own pages, checked September 23, 2026.
The median property tax bill in Forsyth County, Georgia is $4,020 a year, which is about 0.73% of the county's median home value of $550,400. That effective rate is lower than the typical Georgia county (0.86%) and lower than the national median (0.81%). These are American Community Survey 5-year estimates (2024); your own bill depends on your home's assessed value and any exemptions.
Who sends the property tax bill in Forsyth County, and how do you pay it?
The bill comes from the Forsyth County Tax Commissioner. The value it is based on is set by a separate office, the Forsyth County Board of Assessors, which is who to ask if the value looks wrong. For how to look up and pay the bill, go to the county's own payment information.
The Board of Assessors sets values and grants exemptions; the Tax Commissioner only bills and collects. Bills are mailed to the owner of record on January 1. If you bought the home after January 1, send the Tax Commissioner a copy of your closing statement and the bill can be moved into your name. Regular and age 65 homestead applications can be filed online, by mail or in person; all other exemptions must be filed in person at the Board of Assessors, 426 Canton Hwy, Cumming, which moved there on June 29, 2026. Online homestead filing for 2027 opens in November 2026. Online payments cost $1.50 by e-check or 2.5% by card; card payments in person cost 3%. If your mortgage lender pays from escrow, you are still responsible for making sure the tax is paid.
When are property taxes due in Forsyth County?
For the 2026 bill, Forsyth County has one due date: November 15, 2026. The 2026 bills were mailed and posted online in September. November 15, 2026 is a Sunday, and the Tax Commissioner has said payments received on Monday, November 16 will be accepted without interest. Taxes not paid by the due date are delinquent and accrue interest each month at the rate set by state law on any unpaid portion. At 90 days delinquent a tax lien (fi.fa.) fee of $22.50 is added on bills under $100, or $32.50 on bills over $100, after a 30-day notice, and a 5% penalty is added every 120 days on the remaining balance until it reaches 20%. Partial payments are accepted, but interest and penalties keep running on the unpaid balance.
From Forsyth County's published schedule, checked September 23, 2026. If a date falls on a weekend or holiday, the county's own rules on the next business day apply.
Estimate the property tax on a home in Forsyth County
Enter a home's market value for a ballpark at Forsyth County's average effective rate of 0.73% (Census). The real bill depends on the home's assessed value, the millage where it sits and any exemptions.
Estimated property tax: $4,018 / year
Property tax in Forsyth County at a glance
| Measure | Value |
|---|---|
| Median annual property tax | $4,020 |
| Median home value | $550,400 |
| Effective tax rate | 0.73% |
| Typical Georgia county rate | 0.86% |
| National median county rate | 0.81% |
Effective rate = median real estate taxes paid divided by median home value. Source: U.S. Census Bureau, American Community Survey 5-year estimates.
How does Forsyth County compare in Georgia?
Among Georgia's 158 counties, Forsyth County has the 120th highest effective property-tax rate: 119 rank higher and 38 rank lower. That is on the lower side for Georgia. Nationally, it ranks 1779th of 3135 US counties by effective rate. See every Georgia county ranked.
How much do homeowners in Forsyth County actually pay?
The median is only the middle bill. Across Forsyth County's 75,167 owner-occupied homes, 65.1% pay $3,000 or more a year in property tax, 76.2% pay at least $2,000, and 8.1% pay under $800. Another 1% report paying no property tax at all, which usually means an exemption covers the whole bill.
| Annual bill | Homes | Share |
|---|---|---|
| Under $800 | 6,117 | 8.1% |
| $800 to $1,499 | 7,463 | 9.9% |
| $1,500 to $1,999 | 3,528 | 4.7% |
| $2,000 to $2,999 | 8,347 | 11.1% |
| $3,000 or more | 48,927 | 65.1% |
| No property tax paid | 785 | 1% |
Owners with a mortgage pay a median of $4,302 and owners without one pay $2,500. Owners who have paid off a home have usually held it longer, and in states that cap how fast an existing owner's assessment can rise, long-held homes carry lower assessed values. Census table B25103.
How does the Forsyth County property tax bill compare with local incomes?
The median property tax bill of $4,020 is about 2.6% of the median income of Forsyth County homeowner households, $157,188 a year. That compares two middles, so a retiree in a long-held home can pay a far larger share. 84.4% of Forsyth County's occupied homes are lived in by their owners; renters pay property tax too, just folded into rent.
Have property taxes gone up in Forsyth County?
Yes. The median bill went from $2,682 in 2015-2019 to $4,020 in 2020-2024, a 49.9% rise. Over the same span the median home value moved 62%, from $339,700 to $550,400. Bills rose more slowly than values, which is what assessment caps and falling millage rates do: the county is taxing a smaller share of each home's worth.
Two Census ACS 5-year periods with no survey years in common, in each period's own dollars. A change counts only if it exceeds the combined 90% margin of error.
Property tax in counties next to Forsyth County
Forsyth County borders 5 counties.
| County | Effective rate | Median bill | Median home value |
|---|---|---|---|
| Gwinnett County, GA | 0.95% | $3,617 | $380,900 |
| Fulton County, GA | 0.88% | $4,033 | $458,800 |
| Hall County, GA | 0.73% | $2,571 | $350,400 |
| Forsyth County, GA (this county) | 0.73% | $4,020 | $550,400 |
| Cherokee County, GA | 0.69% | $2,985 | $435,100 |
| Dawson County, GA | 0.6% | $2,430 | $406,700 |
How is a home assessed in Forsyth County?
Georgia assesses homes at 40% of market value in every county, Forsyth County included. How Georgia assesses and reappraises homes.
Is there a homestead exemption in Forsyth County?
Yes. Georgia's standard homestead exemption deducts $2,000 from the assessed value of a resident's primary home. That is the Georgia rule, and it applies in Forsyth County. Georgia's exemptions and relief programs in full.
On top of the Georgia programs, Forsyth County runs its own:
- County homestead exemption with value freeze: Owner-occupants get $8,000 off assessed value for county operating and fire taxes (school and state taxes get the state's $2,000), and the county's floating homestead exemption locks the taxable value for county operating and fire taxes at the base year, so later market increases are exempt from those taxes. Apply by April 1, or by the end of the 45-day appeal window on the assessment notice.
- Total school tax exemption at age 65: Homeowners 65 or older on January 1 are fully exempt from school operating and school bond taxes on the home, with no income limit; only one owner who lives in the home must be 65. Apply by April 1, or by the end of the 45-day appeal window on the assessment notice.
- Double homestead exemption at age 65: Homeowners 65 or older on January 1 whose household gross income is $40,000 or less get a $16,000 exemption instead of $8,000. Apply by Between January 2 and April 1, or during the 45-day appeal window.
- Low-income school tax exemption at age 62: Homeowners 62 or older on January 1 with gross household income of $16,000 or less are fully exempt from school taxes on the home and up to 3 acres, or get $20,000 off, whichever is greater. Apply by Between January 2 and April 1, or during the 45-day appeal window.
- Disability homestead exemption: Disabled homeowners of any age get $16,000 off assessed value for county operating and fire taxes if household gross income is $40,000 or less, and are also fully exempt from school taxes on the home and up to 3 acres if household gross income is $16,000 or less. Apply by Between January 2 and April 1, or during the 45-day appeal window.
How to appeal your Forsyth County property assessment
In Forsyth County you appeal to the Forsyth County Board of Assessors, then the Board of Equalization, arbitration, a hearing officer, or Superior Court. The deadline: Within 45 days of the mailing date of the annual assessment notice; the notice prints the last day. For 2026, notices were mailed June 26 and the deadline was August 10, 2026. Appeals must be filed online, by mail (postmarked by the deadline) or in person; email and fax appeals are not accepted. How to file. Checked September 23, 2026 against the official appeal rules.
How Georgia's appeal process works, including the next level if the first one turns you down.
Georgia rules from primary state sources, reviewed September 7, 2026; sources on the Georgia page.
Work out your own numbers
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How much house can I afford?
Your income, debts and down payment against the 28/36 rule lenders actually use, with Forsyth County's tax rate to hand.
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Mortgage calculator
Monthly payment with principal, interest, tax and insurance, plus what an extra payment saves you.
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Georgia income tax
Brackets, standard deduction and what Georgia actually taxes.
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Sales tax in Forsyth County
The other local tax: combined state and local rate for this county.
Sources
- Median real estate taxes paid and median home value for Forsyth County, Georgia: U.S. Census Bureau, American Community Survey 5-year estimates (2020-2024), tables B25103, B25077, B25102, B25119 and B25003; the five-year comparison uses the 2015-2019 estimates. Neighboring counties: Census county adjacency file.