Navigating property taxes can seem complex, but understanding the fundamentals in Gwinnett County, Georgia is key for every homeowner. Let’s break it down:
Property taxes are the primary way Gwinnett County and its various entities—such as the school system and local municipalities—generate revenue to fund essential public services. These services directly impact quality of life, including:
Education: A large portion funds Gwinnett County Public Schools.
Public Safety: Supports police, fire departments, and EMS.
Infrastructure: Covers maintenance of roads, bridges, and other public works.
Parks and Recreation: Funds local parks, green spaces, and rec programs.
Libraries: Supports the Gwinnett County Public Library system.
Other Services: Includes sanitation, public health, and courts.
Your property tax bill is based on your property’s value and local tax rates. Here’s the breakdown:
The Gwinnett County Board of Tax Assessors determines this value as of January 1st each year. It reflects the likely selling price of your home based on market data.
Georgia law sets assessed value at 40% of the fair market value:
Assessed Value = Fair Market Value × 40%
Example: If your home is worth $500,000 → Assessed Value = $200,000
A millage rate is the amount of tax due per $1,000 of assessed value. It’s set annually by various governing bodies (e.g., County Commission, School Board, and city councils).
1 mill = $1 in tax per $1,000 of assessed value.
In 2024, the total millage rate for unincorporated Gwinnett County was 35.26 mills.
Exemptions reduce your taxable assessed value. Major ones include:
For homeowners using the property as their primary residence as of January 1. Must be applied for by April 1.
$10,000 off for county taxes
$8,000 off for school taxes
$7,000 off for recreation taxes
Freezes the county portion of your assessed value at the amount from your first year of exemption. This protects against increases due to rising market values (school and city taxes not affected).
For those aged 62 or 65+, with income limits. Examples:
L5A (65+, net income under $121,432 in 2025):
Exempts 100% of school and school bond taxes
Reduces county and recreation taxes
Available for qualifying individuals. Documentation is required.
Estimated Tax = (Assessed Value – Exemptions) × (Millage Rate ÷ 1,000)
Example:
Assessed Value = $200,000
Exemptions = $25,000
Millage Rate = 35.26 mills
Taxable Value = $175,000
Tax = $175,000 × 0.03526 = $6,170.50
Note: If VOE applies, your county taxes may be lower.
Ownership on January 1st: Whoever owns the property on this date is responsible for the full year’s taxes.
Annual Notice of Assessment: Sent in spring. You have 45 days to appeal if you disagree.
Tax Bill Due Date: Mailed in August, due by October 15 (subject to change yearly).
The best resources for current tax info are official county websites:
Gwinnett County Tax Commissioner
(For exemptions, deadlines, and payment info)
Gwinnett County Tax Assessor’s Office
(For property values, assessments, and appeal info)
Georgia Department of Revenue – Property Tax Division
(Statewide rules and assessment practices)
Georgia Code – Property Tax Law (O.C.G.A. § 48-5-44 to § 48-5-311)
(Statutes governing property taxation in Georgia)