HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Forsyth County
Property Tax Guide

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

8 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
Approximately 1% of assessed value (varies by location due to special districts and municipal boundaries)
1st Due
Jan 1
2nd Due
Apr 1
Exemptions
4+ Available
Section 1

How Property Tax Works

Forsyth County, Georgia operates a property tax system that funds essential local services including county operations, public schools, fire protection, and infrastructure maintenance. Property taxes are based on assessed values determined by the Forsyth County Tax Assessor's Office, with Georgia's state assessment ratio of 40% of fair market value applied to all real property. The county follows Georgia's standard assessment timeline, with property tax returns due between January 1 and April 1 each year.

The effective tax rate in Forsyth County typically ranges around 1% of assessed value, though actual rates vary significantly by location within the county due to special taxing districts, municipal boundaries, and school district zones. Property owners should note that their specific tax bill depends on which combination of taxing jurisdictions their property falls within, including county services, school districts, and any applicable municipal or special district assessments. Most tax credits and exemptions require annual application and are not automatically applied to your property tax bill.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
Forsyth County GeneralVariesCounty operations, services, infrastructure
Forsyth County School DistrictVariesPublic education funding
Municipal TaxesVariesCity services (if applicable)
Special DistrictsVariesFire districts, development authorities

Note: Specific millage rates for the current levy year vary by location within Forsyth County due to different combinations of taxing districts. Property owners receive a tax bill showing all applicable rates for their specific property location. The Forsyth County School District provides a homestead exemption that caps assessment increases above the base year value, requiring proper application to receive this benefit.

Section 3

When Are Property Taxes Due?

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

First Installment
Jan 1
Delinquent after Dec 10
Second Installment
Apr 1
Delinquent after Apr 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 taxes in Forsyth County are additional property tax assessments that occur when there are changes in property ownership, new construction completion, or improvements that increase a property's assessed value during the tax year. These supplemental bills are calculated based on the difference between the old and new assessed values, prorated for the remaining months in the tax year from when the change took effect.

For example, if you complete a home addition in July that increases your assessed value by $50,000, you would receive a supplemental tax bill covering July through December (6 months) based on the additional $50,000 assessment. The supplemental tax would be calculated as: ($50,000 × 0.40 assessment ratio × applicable tax rate) ÷ 12 months × 6 remaining months. These supplemental bills are typically issued within 30-60 days after the assessor receives notice of the change and are due upon receipt.

Example Calculation

Example 1: $300,000 Home Value

  • Assessed Value: $300,000 × 40% = $120,000
  • Less: Standard Homestead Exemption = $2,000
  • Net Taxable Value: $118,000
  • Annual Tax: $118,000 × ~10 mills = ~$1,180
  • Monthly Escrow: ~$98

Example 2: $600,000 Home Value

  • Assessed Value: $600,000 × 40% = $240,000
  • Less: Standard Homestead Exemption = $2,000
  • Net Taxable Value: $238,000
  • Annual Tax: $238,000 × ~10 mills = ~$2,380
  • Monthly Escrow: ~$198

Example 3: $1,000,000 Home Value

  • Assessed Value: $1,000,000 × 40% = $400,000
  • Less: Standard Homestead Exemption = $2,000
  • Net Taxable Value: $398,000
  • Annual Tax: $398,000 × ~10 mills = ~$3,980
  • Monthly Escrow: ~$332

Note: These examples use approximate millage rates. Actual rates vary by specific location within Forsyth County. The Standard Homestead Exemption requires application and is not automatically applied.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Forsyth County require property tax escrow accounts for loans with less than 20% down payment, though borrowers may request escrow even with larger down payments. Your lender collects monthly property tax payments as part of your mortgage payment and maintains these funds in an escrow account. The lender pays your property tax bills directly to Forsyth County when they become due, typically in the fall of each year.

Lenders are required to conduct annual escrow analyses to ensure adequate funds are collected, and they may adjust your monthly escrow payment based on changes in tax assessments or rates. Property owners should verify that their lender has current contact information with the Forsyth County Tax Commissioner's office and review their annual escrow statements for accuracy. If you pay taxes directly without escrow, you're responsible for ensuring timely payment to avoid penalties and potential tax lien issues.

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 tax returns due in Forsyth County? A: Property tax returns must be filed between January 1 and April 1 each year, with April 1 being the final deadline. This applies to the current tax year assessment period.

Q: What homestead tax credits are available and do they require application? A: The standard homestead exemption provides $2,000 reduction from assessed value and requires application by April 1. The Forsyth County School District also offers a homestead exemption that caps assessment increases above your base year value, which also requires proper application filing.

Q: How does the school district homestead exemption work? A: This exemption limits your school tax assessment increases by exempting the amount your current assessed value exceeds your adjusted base year value. It caps assessment growth rather than reducing market value, and you must apply to receive this benefit.

Q: When do I need to file for homestead exemptions? A: Applications must be filed by January 1 to receive the exemption for the current tax year, and you must have owned and occupied the property as your primary residence on January 1.

Q: How often are properties reassessed in Forsyth County? A: Georgia law requires properties to be assessed annually, though Forsyth County may use statistical updates in years between physical inspections. Property owners receive assessment notices and have appeal rights if they disagree with valuations.

Q: What are the penalties for late property tax payments? A: Late payments accrue penalties and interest as specified by Georgia law. Contact the Forsyth County Tax Commissioner's office for current penalty rates and payment options.

Q: Can I pay property taxes online? A: Many Georgia counties offer online payment options. Check the Forsyth County Tax Commissioner's website or contact their office directly for available electronic payment methods and any associated processing fees.

Q: Why do tax rates vary within Forsyth County? A: Properties in different areas of the county may be subject to different combinations of municipal taxes, school districts, fire districts, and special assessment districts, resulting in varying total effective tax rates depending on your property's specific location.

Verified Sources

Backed by 8 Official Government Sources

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

01
County
County Property Tax Facts Forsyth - Department of Revenuedor.georgia.gov
02
Tax Doc
Property Tax Returns and Payment - Department of Revenuedor.georgia.gov
03
Tax Doc
Filing Property Tax in Georgia | Department of Revenuedor.georgia.gov
04
23 LC 47 2478S/AP H. B. 717 - 1gov.georgia.gov
05
Tax Doc
Property Tax Homestead Exemptions - Department of Revenuedor.georgia.gov
06
Tax Doc
Pay Property Taxesgeorgia.gov
07
Tax Doc
Pay Property Tax Online - Department of Revenue - Georgia.govdor.georgia.gov
08
Tax Doc
CS Tax return for year 2022 - 990##US##-1dor.georgia.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate