How Property Taxes Work In Gwinnett County

Buying or owning a home in Gwinnett County comes with one recurring question: how do property taxes actually work here? You want a clear, simple breakdown so you can plan your budget, avoid surprises at closing, and make the most of any savings you qualify for. In this guide, you will learn how assessments, millage rates, homestead exemptions, and billing timelines fit together in Gwinnett. You will also see practical tips for buyers and sellers so you can move forward with confidence. Let’s dive in.

Property tax basics in Georgia

Georgia uses a straightforward framework for property taxes.

• Fair market value is the county’s estimate of your property’s market price.
• Assessed value is 40 percent of the fair market value. This is set by Georgia law.
• Exemptions reduce the assessed value for eligible owner-occupants.
• Taxable value equals assessed value minus exemptions.
• Millage rate is the tax rate per 1,000 dollars of taxable value.

The basic formula is simple: Property tax = (Taxable value ÷ 1,000) × Total millage rate.

Illustrative example only: If your fair market value is $300,000, the assessed value would be $120,000 (300,000 × 0.40). If there are no exemptions, and your total millage is 30 mills, your estimated tax would be 120 × 30 = $3,600 for the year.

If you want to read more about the state’s rules and definitions, review the Georgia Department of Revenue’s property tax resources on the Georgia Department of Revenue website.

Who sets your Gwinnett tax rate

Your total tax bill is the sum of millage rates from several local authorities that can include:

• Gwinnett County Board of Commissioners (county millage)
• Gwinnett County Public Schools (school millage)
• Your city, if the property is inside city limits (for example, Lawrenceville, Duluth, Norcross, Suwanee, or Peachtree Corners)
• Special service districts when applicable

Each authority adopts its millage annually during its budget process. The total on your parcel equals the combined millages for all applicable entities.

Tip: If you live inside a city, expect an additional city millage on top of county and school millage. If you want to confirm which authorities apply to your address, start with the county’s online resources at Gwinnett County and your city’s finance page.

Assessments and appeals in Gwinnett

The county estimates your fair market value and then applies the 40 percent assessment ratio to determine assessed value. When your assessed value changes, you receive an assessment notice with appeal instructions.

If you believe your value is too high, you can appeal. You typically begin with the Gwinnett Board of Assessors. Strong evidence includes recent comparable sales, an independent appraisal, or proof of an error in property details such as square footage or condition. Appeals are time sensitive. Check the Board of Assessors’ current procedures and deadlines before you file.

Homestead exemptions: how they lower taxes

Homestead exemptions reduce the assessed value on your primary residence. Common programs include a standard homestead exemption for eligible owner-occupants and additional options for seniors, disabled persons, and certain surviving spouses. Cities may offer local exemptions as well.

Key points to remember:

• You must apply. Exemptions are not automatic after you buy a home.
• You need proof of primary residency in Gwinnett and other documents the county requires.
• Filing deadlines and renewal rules vary by program, so confirm details on the Gwinnett Board of Assessors pages.

Practical example (illustrative): If your assessed value is $120,000 and you qualify for a $20,000 exemption, your taxable value becomes $100,000. If your total millage is 30 mills, the estimated tax is 100 × 30 = $3,000.

Billing, due dates, and payments

The Gwinnett County Tax Commissioner issues your property tax bill and collects payments. Bills typically include all applicable county, school, city, and special district taxes for the year. Billing calendars, due dates, and any interest or penalty schedules can change.

Before you plan your payment, confirm:

• The mailing date for bills and the due date for the current year
• Accepted payment methods and any online convenience fees
• Whether the county offers split payments or other payment options

You can find current payment guidance and tax calendar details through the Tax Commissioner’s pages on Gwinnett County.

What buyers need to know

If you are buying a home in Gwinnett mid-year, your closing statement will usually include a property tax proration. This allocates the current year’s taxes between buyer and seller based on the closing date and your contract terms.

• If the seller has already paid the full bill, you may reimburse the seller for your portion at closing.
• If the bill is unpaid at closing, the seller often credits you for their share through the closing statement.
• If you have a mortgage, your lender may set up an escrow account that collects 1/12 of your estimated annual tax each month.

To estimate your monthly budget, use the formula: (estimated fair market value × 0.40 − estimated exemptions) ÷ 1,000 × estimated total millage, then divide by 12.

What sellers need to know

Before listing, pull the most recent tax bill to understand last year’s total and which taxing authorities apply. Confirm whether you are current on payments and whether your homestead exemption is in place. Remember, exemptions do not transfer. The buyer will need to apply for their own after closing.

When you review net proceeds, consider how taxes will be prorated. If your bill has been paid, you may receive a credit at closing. If not, you may owe a credit to the buyer for your share of the year.

How to find your exact numbers

Use this quick game plan to get current, official information:

1. Confirm ownership and property details on the county’s parcel and assessment pages on Gwinnett County.
2. Review the Tax Commissioner’s pages for the current tax calendar, payment options, and any fees.
3. Check whether your address falls inside a city. If yes, visit your city’s finance or tax page for local millage details.
4. Check the school system’s site for the current year’s adopted school millage. Start with Gwinnett County Public Schools and look for budget or millage information.
5. If you plan to apply for homestead, find forms and eligibility instructions on the Board of Assessors pages and file before the deadline.

Common mistakes to avoid

• Assuming last year’s bill equals next year’s bill. Millage and assessed values can change annually.
• Forgetting to apply for homestead after buying a home. Exemptions generally do not apply unless you file.
• Overlooking city or special district millage. Parcels inside city limits often have an extra line item.
• Waiting too long to appeal an assessment. Appeals have firm deadlines.

Quick checklist for Gwinnett homeowners

• Estimate taxes using the 40 percent assessment ratio and the total millage for your parcel.
• Confirm whether you are inside a city and whether any special districts apply.
• Apply for homestead exemptions if you occupy the home as your primary residence.
• Review the Tax Commissioner’s calendar for bill dates and due dates.
• For buyers and sellers, plan for prorations and discuss escrow with your lender or closing attorney.

Thinking about buying or selling in Gwinnett and want help planning for taxes, prorations, and net proceeds? Connect with a local advisor who knows the numbers and the neighborhoods. Reach out to Realtor Josh Parker for a quick strategy call.

FAQs

How are Gwinnett County property taxes calculated?

• Multiply fair market value by 40 percent to get assessed value, subtract any exemptions to get taxable value, then divide by 1,000 and multiply by the total millage rate for your parcel.

Do I get a homestead exemption automatically after buying?

• No. You must apply with the Gwinnett Board of Assessors and provide proof that the home is your primary residence; check the county site for forms and deadlines.

Who sets the millage rate on my bill in Gwinnett?

• Your total rate is the sum of millages from the county, the school system, your city if inside city limits, and any special districts that apply to your property.

When are property taxes due in Gwinnett County?

• Due dates can change by year. Always confirm the current tax calendar and payment options on the Tax Commissioner’s pages on the Gwinnett County website.

How are property taxes handled at closing in Gwinnett?

• Taxes are typically prorated based on the closing date and your contract; if the bill is already paid, the buyer may reimburse the seller, and if unpaid, the seller often credits the buyer for their share.