Alpharetta Cumming Lake Lanier Real Estate Blog

Those of you who purchased a house in Forsyth County during 2009 and were living there on January 1, 2010, are eligible for lower property taxes by filing for Homestead Exemption before April 1. Residents age 65 or older in 2009 are also eligible for other property tax savings.

You must file before April 1 to receive these benefits. When applying, present the following documentation: a driver's license (if you drive), a copy of a recorded warranty deed, and a letter from the county where you lived prior to moving to Forsyth County stating the homestead has been removed.

Where to file:
Forsyth County Tax Assessor's Office
Forsyth County Administration Building
110 E. Main Street, Suite 260, Cumming
770.781.2106
Monday through Friday, 8:30 a.m. to 5 p.m.

For further information, click here.

Labels: 2009, 2010, april 1, deadline, forsyth county, homestead exemption, property tax, tax assessor

Labels: 2009, accg, association county commissioners of georgia, georgia, information, property tax, website

Property owners beware. Some counties are sadly misleading taxpayers to believe the Legislature is responsible for any potential property tax increases this year. They suggest this is due to there being no Homeowners Tax Relief Grant (HTRG) in the Fiscal Year 2010 state budget.

When making such claims, it’s important to note that the legislature does not have the constitutional authority to raise property taxes. Only commissioners and local school boards can make that decision. Transparency and honesty are especially important in government, so let’s set the record straight.

Labels: homeowners tax relief grant, homestead exemption, HTRG, property tax

Since 1999, the Georgia General Assembly and Governor have provided a credit on homesteaded property tax bills called the Homeowners Tax Relief Grant (HTRG). This credit resulted in an annual reduction of $150 to $175 to your property tax bill.

Due to financial strains on the state budget, the Georgia General Assembly and the Governor did not fund this credit for the 2009 property tax bills. Therefore, the bills currently being received by property owners do not have this credit applied as in past years. The HTRG credit is not expected to be funded again unless state revenues increase significantly.

Labels: 2009, georgia, homeowners tax relief grant, homestead exemption, property tax

JOHNS CREEK, GA—The City of Johns Creek is currently in the process of establishing its 2009 millage rate. Because the city was not incorporated until Dec. 1, 2006, it cannot publish a five-year history of its tax digest, property tax revenues, and millage rate as is normally required. However, the city has published the information that is available for 2007, 2008 and 2009.

Each year the Fulton County Board of Tax Assessors is required to review the assessed value for property tax purposes of taxable property in the county. When the trend of prices on properties that have recently sold in the county indicated there has been an increase in the fair market value of any specific property, the Board of Tax Assessors is required by law to re-determine the value of such property and adjust the assessment. This is called a reassessment.

As a result of reassessment, the total amount of property tax collected by the city under the current millage rate is expected to decrease by 2 percent. This decrease does not include additional tax revenue generated by new construction and improvements to property.

Before the City of Johns Creek sets the final millage rate for 2009, three public hearings will be held to allow the public an opportunity to express their opinions. All concerned citizens are invited to attend and participate in the public hearings, which will be held at Johns Creek City Hall Council Chambers, 12000 Findley Road, Suite 300, at the following dates and times:



Action to adopt the final millage rate for 2009 is scheduled to take place at the Council meeting on Monday, Sept. 14, which begins at 7 p.m.

Labels: fulton county, johns creek, millage rate, property tax, public hearings, tax assessor

Both the county Maintenance and Operation and the Bond portions of Forsyth County's millage rate will see no increase, as approved at the Forsyth County Board of Commissioners' July 30 meeting. The vote followed the third of three Public Hearings held regarding the millage rate.

Those two portions of county taxes, along with the Fire millage rate, were voted on as separate measures. Following the vote, the county Maintenance and Operation rate will remain at 3.834 mills. The Bond rate will remain at 1.196 mills. The new Fire rate is 1.841 mills, up from 1.765 mills in 2008. The lone increase in the Fire millage rate represents a total millage increase of 0.076 mills.

The approved Fire property tax increase would raise taxes on a home valued at $200,000 by approximately $5.47. The revenue generated by this increase will be put aside to fund future replacements of fire apparatus.

The proposed increase in the county Maintenance and Operation rate, which was not approved, was being considered to help offset a projected deficit in the county's 2010 preliminary budget. Without the increase, the Board of Commissioners will consider other measures for closing the gap between the preliminary budget and projected revenues. Cost-saving options that have been identified include reductions in county service levels, delay of county projects, employee furloughs, unpaid employee holidays, increases in employee costs for healthcare and staff reductions. These measures would come in addition to budget reductions and cut-backs already implemented by the county.

Labels: forsyth county, increase, millage rate, property tax

The Forsyth County Board of Commissioners has tentatively adopted a millage rate that will require an increase in the Maintenance and Operation property taxes and Fire property taxes.

The proposed county Maintenance and Operation rate is 4.502 mills, up from 3.834 mills in 2008. The proposed Fire rate is 1.841 mills, up from 1.765 mills in 2008. The proposed Bond rate remains at 1.196 mills. This represents a total millage increase of 0.744 mills.

The proposed Maintenance and Operations property tax increase would increase taxes on a home valued at $200,000 by approximately $48.09. The proposed Fire property tax increase would increase taxes on a home valued at $200,000 by approximately $5.47.

The proposed Maintenance and Operations property tax increase will help offset a projected deficit in the county's 2010 preliminary budget. The proposed Fire property tax increase will help fund the replacement of fire apparatus.

The Forsyth County Board of Commissioners will hold three (3) public hearings to allow the public an opportunity to express their opinions regarding the increase.

All concerned citizens are invited to attend the public hearings regarding this tax increase. The hearings will be held at the Forsyth County Administration Building located at 110 E. Main Street, Suite 220, in Cumming on Tuesday, July 14 at 11 a.m. and 5 p.m. and Thursday, July 30 at 6:30 p.m.

Labels: cumming, forsyth county, georgia, property tax, property tax increase, public hearings

The Forsyth County Tax Assessors Office mailed the 2009 Assessment Notices to taxpayers on May 22, 2009. We have received more than 5,000 Returns of Real Property this year and wish to express our gratitude to those who have provided extra information concerning their property. We have been able to utilize this information in our analysis and calculations for this year’s assessment valuations. The Tax Assessors Office would like to remind all Forsyth County taxpayers about some of the ground rules we have to operate under.

First, assessment values are set as of January 1 of each year. This means, typically, we look at the sales activity from the past 12 months to help establish values for the current year. With the market challenges experienced this past year, we felt it prudent to give more weight to the sales which occurred during the last half of the year. Second, we are required to look at “any other factors deemed pertinent in arriving at fair market value” (OCGA 48-5-2). This includes foreclosures. We have attempted to make adjustments, accordingly, where there have been concentrations of foreclosure activity. Third, the State Department of Audits continues to check our valuations using several techniques at their disposal. They grade us on overall fair market value levels and uniformity amongst classes of properties. If we fall outside the range of acceptable valuation or uniformity, Forsyth County can be penalized in fees or, ultimately, be unable to receive approval of the tax digest.

We bring these points to your attention because the 45-day appeal period begins once the Assessment Notices are mailed. If you choose to appeal your assessment this year, we ask you to provide an estimate of value (please avoid using generalized statements including “the value is too high” or “the market is down”), along with adequate documentation to support your estimate (including pictures of structural damage with repair estimates, market data, square footage, recent appraisal). Newspaper articles concerned with national or regional market trends, alone, are not considered “adequate documentation”. Every bit of information you can provide will help us resolve your appeal in a timely manner. Many times people who appeal do not tell us anything until the appeal reaches the Board of Equalization, where they bring something to light that, had they told us earlier, would have avoided a costly and time-consuming board hearing.

One final note: When you file an appeal, an appraiser from the Tax Assessors Office will visit your property within a month (this may vary). The appraiser is required to verify the information we have about your property is correct. The appraiser will knock on your door and ask a few questions pertaining to the information you have provided, and then he/she will check the measurements around the outside of the structure. There will be no need for the appraiser to enter the interior unless specifically requested by you, the property owner.

We thank you for your attention and look forward to serving you during the coming months.

Forsyth County Tax Assessors Office

Labels: appeal, forsyth county, notice, property tax, tax assessor

The Forsyth County Tax Assessors Office would like to remind residents about the approaching deadline to file for homestead exemptions for this tax year. While you may apply for exemptions year-round, you must apply by April 1st in order to receive the exemption for 2008. Any application received after this date will not be processed until the next tax year.

All of the following required documentation must be presented to apply:

• a drivers license (if you drive)
• a copy of a recorded warranty deed
• a letter from the county where you lived prior to moving to Forsyth County stating that the homestead has been removed

Filing for homestead exemption is one way to reduce the amount of property tax you pay on your residential property. In Forsyth County, if you own the property, reside on that property and are a legal resident of the county, all as of January 1 of the tax year, you may qualify for homestead exemption. (Legal resident means that you are registered to vote and/or register your vehicles in Forsyth County.) You cannot be claiming homestead in any other location.

You must make an application for each exemption you would like to receive. Only one owner needs to meet the requirements to qualify for the full exemption. These exemptions are automatically renewed each year unless there is a change in ownership or you no longer meet the eligibility requirements. You do not need to reapply for exemptions if you refinance your home, unless ownership changes. For all exemptions, the property must be in the name of the applicant. To legally change ownership into your name, a new deed must be recorded in Forsyth County records. The amount exempted is deducted from the 40% assessed value of the property in the applicable tax categories.

If a change of ownership occurs due to death or divorce, the new owner must file the change with the Tax Assessors Office and reapply for any exemption granted in the previous owner's name.

A number of exemptions exist including certain exemptions for residents age 65 or older. Exemptions can include the regular $8,000 homestead, floating homestead, total school tax homestead exemption, state tax exemption and disabled veterans exemption. Contact the Tax Assessors Office at the number below for details on exemptions, or click here.

WHERE TO FILE:
Forsyth County Tax Assessors Office
110 E. Main Street, Suite 260, Cumming
770.781.2106

Office Hours:
8:30 a.m. to 5:00 p.m., Monday through Friday

Labels: disabled veterans, floating homestead, forsyth county, homestead exemption, property tax, school tax, tax assessor

The Forsyth County Tax Assessors Office would like to remind residents about the approaching deadline to file for homestead exemptions for this tax year. While you may apply for exemptions year-round, you must apply by April 1 in order to receive the exemption for 2008. Any application received after this date will not be processed until the next tax year.

All of the following required documentation must be presented to apply:

* a drivers license (if you drive)
* a copy of a recorded warranty deed
* a letter from the county where you lived prior to moving to Forsyth County stating that the homestead has been removed

Filing for homestead exemption is one way to reduce the amount of property tax you pay on your residential property. In Forsyth County, if you own the property, reside on that property and are a legal resident of the county, all as of January 1 of the tax year, you may qualify for homestead exemption. (Legal resident means that you are registered to vote and/or register your vehicles in Forsyth County.) You cannot be claiming homestead in any other location.

You must make an application for each exemption you would like to receive. Only one owner needs to meet the requirements to qualify for the full exemption. These exemptions are automatically renewed each year unless there is a change in ownership or you no longer meet the eligibility requirements. You do not need to reapply for exemptions if you refinance your home, unless ownership changes. For all exemptions, the property must be in the name of the applicant. To legally change ownership into your name, a new deed must be recorded in Forsyth County records. The amount exempted is deducted from the 40% assessed value of the property in the applicable tax categories.

If a change of ownership occurs due to death or divorce, the new owner must file the change with the Tax Assessors Office and reapply for any exemption granted in the previous owner's name.

A number of exemptions exist including certain exemptions for residents age 65 or older. Exemptions can include the regular $8,000 homestead, floating homestead, total school tax homestead exemption, state tax exemption and disabled veterans exemption. Contact the Tax Assessors Office for a complete list of and details on exemptions.

WHERE TO FILE:
Forsyth County Tax Assessors Office
110 E. Main Street, Suite 260, Cumming
770.781.2106

Office Hours:
8:30 a.m. to 5:00 p.m., Monday through Friday

Labels: disability homestead, floating homestead, forsyth county, homestead exemption, property tax

Interest paid on home loans is deductible up to $1 million for a principal residence plus a second home. So, at least some of that mortgage payment you send in each month is deducted from your taxes. Additionally, property taxes on all real estate are fully deductible. Most state and local governments charge property taxes, which are an annual tax on the value of your property. You can deduct all of the real estate taxes that you pay. Make sure to check with your tax consultant to ensure you are taking all applicable deductions as a homeowner.

Labels: deductions, homeowner, property tax

There was an article on cumminghome.com today stating that Governor Sonny Perdue has proposed the elimination of the Georgia Homestead Tax Relief Grant Program. Due to the $2.2 billion budget shortfall Georgia is facing, Governor Perdue recommends not reimbursing the local governments for the homestead tax break they passed onto homeowners in 2008. Bottom line: If this passes, local governments will have to send every homeowner a bill for the amount that their homestead exemption save them. On average this would be a $200 - $300 bill received during a time when many are already suffering from job loss and lessened incomes. Click here to read the article posted at www.cumminghome.com by the Association County Commissioners of Georgia (ACCG). I encourage you to write to your legislators and discourage them from acting on this proposal immediately.

Labels: georgia homestead tax relief grant, homestead exemption, property tax

Forsyth County property taxes are due November 15, 2008. Since the due date falls on a Saturday, payments will be accepted without penalty through the close of business on Monday, November 17.

Payments can be made at the following locations:

Tax Commissioner’s Main Office
1092 Tribble Gap Road
Cumming, GA 30040
770.781.2110

Tax Commissioner’s Branch Office
Sharon Springs Park
1950 Sharon Springs Road
Cumming, GA 30041
770.781.2110

Payment can be made by cash, check or debit. For added convenience, drive-up payments will be accepted at both locations November 13, 14 and 17.

Labels: forsyth county, property tax, tax commissioner

Additonal Forsyth County Property Tax Exemptions:

Total School Tax Homestead Exemption: Homeowners who are 65 years of age on or before January 1 are entitled to a full exemption in the school general and school bond tax categories. You must furnish proof of age when you apply.

Other School Tax Homestead Exemptions: Homeowners who are 62 years of age on or before January 1 may be eligible for school tax exemptions that are based on income. Local legislation grants school tax exemption on your home and 3 acres, or $20,000, whichever is greater. Gross income from the entire household cannot exceed $16,000. State law grants a $10,000 school tax exemption against the school portion of the millage rate, provided that your Net Income is $10,000 or less.

Double Homestead: Homeowners who are 65 years of age on or before January 1 may be eligible for a double ($16,000) homestead exemption. To qualify, the Gross Income from all sources in the houselhold cannot exceed $40,000.

Labels: forsyth county, homestead exemption, property tax, school tax

Regular - $8,000 Homestead: The regular homestead exemption reduces the gross assessment, which is applied to certain homestead portions of the millage rate by $8,000. The regular homestead grants an $8,000 reduction to your assessed value against the County M & O and local exemption. The school and state portion of the millage rate will be reduced by $2,000, per the state allowed homestead exemption.

Floating Homestead: Forsyth County homestead claimants are now eligible for the county floating homestead exemption, in addition to any other exemption for which they may be eligible. In the absence of a millage rate increase, the value offset exemption holds constant on the county M & O and the fire portion of your taxes when there is a property value increase. Taxpayers who file for this exemption in the current year establish their base year and value at the prior years level. Thus, your county taxes will be calculated according to your base year, which is established at the time of application. School and state taxes will continue to be calculated on the current year's value. Please note that you will receive the exemption savings only if your property experiences an increase in assessed value.

Labels: floating homestead, forsyth county, homestead exemption, property tax

Homestead Exemption is one way to reduce the amount of property tax you pay on your residential property. In Forsyth County, if you own the property, reside on that property, and are a legal resident of the County, all as of January 1st of the tax year, you may qualify for homestead exemption. Legal resident means that you are registered to vote and/or register your vehicles in Forsyth County. You cannot be claiming homestead in any other location.

You must apply for any of the following exemptions. Only one owner needs to meet the requirements to qualify for the full exemption. These exemptions are automatically renewed each year unless there is a change in ownership or you no longer meet the eligibility requirments. You do not need to reapply for exemptions if you refinance your home, unless ownership changes. For all exemptions, the property must be in the name of the applicant. To legally change ownership into your name a new deed must be recorded in Forsyth County records. The amount exempted is deducted from the 40% assessed value of the property in the applicable tax categories.

If a change of ownership occurs due to death or divorce, the new owner must file the change with the Tax Assessor's Office and reapply for any exemption granted in the previous owner's name.

Available Exemptions are:
Regular - $8,000 Homestead
Floating Homestead
Total School Tax Homestead Exemption
Other School Tax Homestead Exemptions
Double Homestead
State Tax Exemption
Disability Homestead
Disabled Veterans
Surviving Spouse Homestead
Surviving Spouse of Firefighter or Police Officer Killed in Line of Duty

Stay tuned to our blog for more details on each of these exemptions.

Labels: exemptions, forsyth county, homestead, property tax

Forsyth County Residents: Here are the basics to property taxes in your county.

Property is assessed and billed to the owner as of January 1st of each year. The Board of Tax Assessors is responsible for determining what real and personal property is subject to taxation in Forsyth County, and estimating the market value. They compile the tax digest and administer the various types of homestead exemptions. The Tax Commissioner is then responsible for the billing and collection of taxes.

Each taxpayer may file a property tax return between January 1st and April 1st of each year. This gives you an opportunity to state, to the Board of Tax Assessors, your opinion of value, and to inform them of any changes or factors you consider relevant to the valuation of your property. Tax returns and appeals must be filed in writing. Filing a return does not grant an appeal. It will begin the process of review by the Board of Tax Assessors.

If you are a new property owner, file a tax return or make a change in your property, you will receive a change of assessment notice around May of each year. If you disagree with the valuation on the notice you will have 45 days from the date of the notice to file an appeal.

Once you receive your tax bill it is too late to appeal the value, and there is no legal process to appeal the amount of taxes.

While valuation of your property is a part of the formula for calculating taxes, the Board of Tax Assessors doe not determine the amount of taxes you pay. This is determined by the millage rate that is set by the Board of Commissioners and the School Board.

Check back for more information on Forsyth County Property Taxes as we look into the different exemptions you may be eligible for.

Labels: board of commissioners, Board of tax assessors, exemption, forsyth county, property tax, school board, tax commissioner

Forsyth County tax bills are being mailed out during the week of September 8. In accordance with Georgia State Law, tax bills are mailed to both the owner of record as of January 1 of the tax year being billed, and the owner as of the date the tax digest is submitted to the Tax Commissioner from the Board of Assessors (if different). Please note that failure to receive a bill does not relieve responsibility of paying taxes due.

Taxes are due by November 15. Please note that since the due date falls on a Saturday, payments will be accepted through the close of business on Monday, November 17 with no penalty. For additional information, please call the Tax Commissioner’s Office at 770.781.2110.

Labels: forsyth county, property tax, tax commissioner

The Forsyth County Board of Commissioners will be considering the adoption of a millage rate that will require an increase property taxes.

The proposed county Maintenance and Operation rate remains at 3.834. The proposed Fire rate remains at 1.765. The proposed Bond rate is 1.196 mills, up from 0.446 mills in 2007. This represents a total millage increase of 0.75 mills.

The significant increase in the Bond property tax rate is due to the approval of the $100 million parks, recreation and green space bond measure approved by voters in February. The county intends to issue these bonds in September or October.

The Forsyth County Board of Commissioners will hold three (3) public hearings to allow the public an opportunity to express their opinions regarding the increase.

All concerned citizens are invited to attend the public hearings regarding this tax increase. The hearings will be held at the Forsyth County Administration Building located at 110 E. Main Street, Suite 220, in Cumming on Tuesday, July 8 at 3 p.m. and Thursday, July 17 at 11 a.m. and 6:30 p.m.

Labels: bond, forsyth county, millage rate, property tax

The City of Alpharetta will significantly reduce the millage rate it applies to property taxes in Fiscal Year 2009 to 5.750 mills, a reduction of 0.498 mills from the City’s 2008 rate.

In spite of the reduction, the City will be required to advertise a property tax increase. Georgia law requires the City to compute a “rollback millage rate” that would produce the same total revenue after reassessments as had been received from property taxes in the previous Fiscal Year. Due to projected reassessments, the City’s millage rate for Fiscal Year 2009 will increase property tax revenues by 7.06% over the rollback rate, so by law a tax increase must be advertised.

The projected tax digest for Fiscal Year 2009 reflects historically large reassessments of the value of commercial properties by the Fulton County Tax Assessor. It is anticipated that many of these reassessments will be challenged or litigated. The outcome of those challenges could significantly reduce the tax digest.

The City must adopt its annual millage rate by June 30; well before the resolution of any assessment challenges. To mitigate this issue, the City is not adopting the rollback millage rate. This action ensures that should material portions of the reassessments be reduced, the City can continue to provide the services its citizenry and businesses deserve while still providing for a millage rate reduction.

The City of Alpharetta will hold three public hearings to hear and consider citizen comments regarding the proposed FY 2009 millage rate. These hearings will be held at Alpharetta City Hall, located at 2 South Main Street, on the following dates and times:

Thursday, June 12 at 11:30 AM
Thursday, June 12 at 6:30 PM
Thursday, June 19 at 7:30 PM

Labels: Alpharetta, millage rate, property tax, reduction