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Updated 2025 Tax Year

DeKalb County
Property Tax Guide

Everything you need to know about property taxes in DeKalb County, GA. Rates, due dates, exemptions, and how it affects your monthly payment.

8 Official Sources
8 min read
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Quick Facts
Tax Rate
1.2427% (12.427 mills) - tentative 2025 rate
1st Due
Dec 20
Exemptions
4+ Available
Section 1

How Property Tax Works

DeKalb County's property tax system serves as a primary funding mechanism for essential local services including public schools, public safety, parks and recreation, and county infrastructure. Property taxes in DeKalb County are administered by the County Board of Tax Assessors for property valuations and the Tax Commissioner's office for collection and payment processing. The county operates under Georgia's property tax framework, where properties are assessed at fair market value and taxed according to millage rates set annually by various taxing authorities.

The effective property tax rate in DeKalb County for 2025 is tentatively set at 12.427 mills (1.2427%), though this represents a proposed 27.63% increase from the previous year. However, homeowners may benefit from the EHOST (Enhanced Homestead Option for Senior Citizens and Totally Disabled Persons) credit and other property tax relief programs that can significantly reduce the net tax burden. The county sends annual assessment notices to all property owners, providing information on property valuations and appeal procedures if taxpayers disagree with their assessed values.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General Fund~4.5Basic county services, administration, public safety
School District~6.5DeKalb County School District operations and facilities
Municipal Services~1.4City services (varies by municipality within DeKalb)
Special Districts~0.5Fire districts, water/sewer authorities (location-dependent)
Total Base Rate~12.427Combined millage rate for most properties
EHOST CreditVariableReduction for qualifying homeowners
Homestead ExemptionUp to $2,000Standard homestead exemption value

Note: Rates are approximate and may vary by specific location within DeKalb County and applicable exemptions.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in DeKalb County, property taxes are due in two installments:

First Installment
Dec 20
Delinquent after Dec 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental property taxes in DeKalb County are triggered by specific events that change a property's ownership, use, or physical characteristics during the tax year. The primary triggers include change of ownership (property sales or transfers), new construction or major improvements that increase property value, and changes in property use classification (such as converting residential to commercial use). When these events occur, the County Board of Tax Assessors conducts a supplemental assessment to capture the difference between the previous assessed value and the new assessed value.

The supplemental tax is calculated by determining the difference between the new assessed value and the previous assessed value, then applying the current tax rate to this difference. The tax is prorated based on the number of months remaining in the tax year after the triggering event. For example, if a property sells in July (with 6 months remaining in the tax year) and the assessed value increases from $250,000 to $350,000, the supplemental tax would be calculated as: ($350,000 - $250,000) × 0.012427 × (6/12 months) = $622.35 in additional taxes for the remainder of that tax year.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less Homestead Exemption: -$2,000
  • Net Taxable Value: $298,000
  • Tax Rate: 12.427 mills (1.2427%)
  • Annual Tax: $298,000 × 0.012427 = $3,703.25
  • Monthly Escrow: $308.60

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less Homestead Exemption: -$2,000
  • Net Taxable Value: $598,000
  • Tax Rate: 12.427 mills (1.2427%)
  • Annual Tax: $598,000 × 0.012427 = $7,433.35
  • Monthly Escrow: $619.45

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less Homestead Exemption: -$2,000
  • Net Taxable Value: $998,000
  • Tax Rate: 12.427 mills (1.2427%)
  • Annual Tax: $998,000 × 0.012427 = $12,402.15
  • Monthly Escrow: $1,033.51

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Section 5

Escrow & Property Taxes

Most mortgage lenders in DeKalb County require borrowers to maintain an escrow account for property tax payments, especially when the loan-to-value ratio exceeds 80%. Your lender collects monthly escrow payments along with your mortgage payment, typically calculating 1/12th of your annual property tax bill plus a small cushion for rate increases. The lender then pays your property taxes directly to DeKalb County when they become due, usually in late fall or early winter.

Property owners should verify their escrow payments annually by reviewing their tax bills and escrow analysis statements from their lenders. If you find discrepancies or if your property taxes change due to reassessment or rate adjustments, contact your lender immediately to adjust your monthly escrow payments. You can verify your current tax amount and payment status through the DeKalb County Tax Commissioner's website at https://www.dekalbcountyga.gov/tax-commissioner, where you can also view payment history and outstanding balances.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in DeKalb County? A: Property taxes are typically due in late fall/early winter, with specific due dates varying annually. Check the Tax Commissioner's website for exact dates.

Q: What homestead exemptions are available? A: Standard homestead exemption provides up to $2,000 in assessed value reduction. Additional exemptions may be available for seniors, disabled persons, and veterans. Contact the Board of Tax Assessors for complete eligibility requirements.

Q: How often are properties reassessed? A: Georgia law requires properties to be assessed at fair market value annually, though DeKalb County may not physically inspect every property each year.

Q: How do I appeal my property assessment? A: File an appeal with the DeKalb County Board of Tax Assessors within 45 days of receiving your assessment notice. Visit https://www.dekalbcountyga.gov/property-appraisal for appeal forms and procedures.

Q: What are the penalties for late payment? A: Late payments typically incur interest and penalties. Contact the Tax Commissioner's office for specific penalty rates and payment options.

Q: Can I pay my property taxes online? A: Yes, online payments are available through the Tax Commissioner's website. Various payment methods are accepted including credit cards and electronic bank transfers.

Q: What happens if I don't pay my property taxes? A: Unpaid property taxes can result in liens against your property and eventual tax sales. Contact the Tax Commissioner immediately if you're unable to make payments.

Q: How do I get a copy of my tax bill or payment history? A: Access your tax information online through the Tax Commissioner's portal or visit their office in person with proper identification and property information.

Verified Sources

Backed by 8 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
DeKalb County Assessordekalbcountyga.gov
02
County
DeKalb County Assessordekalbcountyga.gov
03
County
DeKalb County 2025 Notice of Property Tax Increasedekalbcountyga.gov
04
Tax Doc
DeKalb Announces Proposed Property Tax Increasedekalbcountyga.gov
05
2023 Millage Rates Public Hearing Presentationdekalbcountyga.gov
06
Tax Doc
Pay Property Tax Online - Department of Revenue - Georgia.govdor.georgia.gov
07
Real and Personal Property - FAQ - Department of Revenuedor.georgia.gov
08
Tax Doc
PT-50P Tangible Personal Property Tax Return and ...dekalbcountyga.gov
All sources verified as of 2025 Tax Year

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