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

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

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

Do you live in Forsyth County and recently received a "Change of Assessment Notice" from the Tax Assessors office? As a general rule, Forsyth County residents have seen this notice annually as the fair market value of our homes have seen an increase in the past several years. This recent notice is the change in value of your home for the period of Jan. 1, 2007 - Dec. 31, 2007. While Forsyth County still shows home values on the rise in 2007, many homeowners know that their property saw a decline or no increase in their property value in 2007. For instance, I purchased my home in September of 2007, and the Forsyth County Tax Assessors office appraised it at a Fair Market Value of $10,000 more than what we paid. Home sales dropped in our subdivision from September through December, so I know the value did not rise.

The great news is that Forsyth County encourages homeowners to check their property values and file an appeal to change the assessment on their home if it is shown that their fair market value differs from the county's appraisal. You should have received instructions on how to file an appeal within your Change of Assessment Notice. Time is of the essence, as you only have 45 days after the date of notice to file your appeal. For more information, contact the Tax Assessors office at 770-781-2106.

Labels: forsyth county, property tax, tax assessor