Save on DeKalb County Property Taxes
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What Does the Average DeKalb County Homeowner Pay in Property Taxes?
DeKalb County property taxes are among the highest in Georgia. Here's what a typical homeowner pays and how that compares to your bill.
Median Home Value
~$305K
Ownwell 2026 data
Avg. Annual Bill
~$3,993
With the homestead exemption
Effective Tax Rate
1.1%-1.8%
Varies by location
Properties DCBOA Values
225K+
Across DeKalb County
Is your bill fair and equal this year?
You may be over-assessed. A $30,000 over-assessment costs you about $370-$540 every single year and compounds each year you don't challenge it. Ownwell can tell you in seconds.
Why DeKalb County Property Tax Bills Are Among the Highest in Georgia
DeKalb County is one of Georgia's largest and most diverse counties, stretching from Decatur and Druid Hills through Dunwoody, Brookhaven, Tucker, and Stonecrest. With residential values continuing to rise across the county's many distinct neighborhoods and municipalities, knowing your assessed value and whether it is accurate matters more than ever.
Multiple Taxing Entities Stack on the Same Property
Your DeKalb County property tax bill is the sum of levies from multiple entities: DeKalb County; the DeKalb County School District (or your city's school district, if applicable — Decatur City Schools or Atlanta Public Schools); and your municipality if you live in an incorporated city such as Decatur, Dunwoody, Brookhaven, Tucker, Chamblee, Doraville, Stonecrest, Stone Mountain, Clarkston, Avondale Estates, or Lithonia. Each sets its own millage rate independently, and every dollar of over-assessment multiplies across all of them.
Annual Reassessment — the HOME Act Doesn't Fix Today's Over-Assessment
Georgia reassesses properties annually. The new HOME Act (Senate Bill 33), signed by Governor Kemp on May 11, 2026, will cap homestead assessment increases at the rate of inflation starting in 2027, and unlike HB 581, there is no local opt-out. Also, a new 1% Local Homestead Option Sales Tax (LHOST) begins in 2028 to help fund the relief.
However, the HOME Act does not fix an already over-assessed baseline. If your property is over-assessed today, that inflated starting point gets locked in when the cap takes effect. The only way to correct your baseline before 2027 is to appeal now. Together, a successful appeal and the 299c freeze maximize your long-term savings both before and after the HOME Act takes effect.
A Failed Appeal Can Increase Your Value
Georgia is one of the few states where a failed property tax appeal can result in your assessed value being increased. Under Georgia law, if the Board of Tax Assessors finds during the appeal process that your property is undervalued, they may counter-appeal and raise your assessment. This makes working with experienced professionals — like Ownwell — essential before filing.
Win an Appeal: Lock In 3 Years of Protection (299c Freeze)
After a successful appeal in Georgia, your assessed value is frozen at the reduced level for three years under O.C.G.A. § 48-5-299(c).
This is especially valuable in DeKalb County, where both school and city taxes are directly tied to your assessed value, and where the HOME Act's 2027 cap will start from your corrected baseline if you win an appeal this year.
How DeKalb County Property Tax Rates Work
In Georgia, properties are assessed at 40% of fair market value. Tax rates, called millage rates, are then applied to your assessed value. One mill equals $1 per $1,000 of assessed value. Your total bill is the sum of the millage rates from all taxing entities that cover your address.
Example: For a property with a $305,000 market value: assessed value (40%) is $122,000; after the standard basic homestead exemption ($10,000), taxable value is $112,000; gross bill at the 2025 unincorporated combined rate of 43.59 mills is approximately $4,882 before exemptions; net bill after the homestead exemption and DeKalb's EHOST school tax offset is approximately $3,993 for qualifying homestead owners.
| Taxing Entity | 2025 Rate (per $100 assessed value) | Notes |
|---|---|---|
| DeKalb County General Operations | 11.027 mills | Countywide general fund; unchanged since 2015 |
| DeKalb County Hospitals | 0.611 mills | Countywide hospital fund |
| DeKalb County Fire | 2.453 mills | Countywide fire services |
| DeKalb County Police | 5.965 mills | Unincorporated areas only; incorporated cities typically provide own police service |
| DeKalb County Special Services | 0.500 mills | Unincorporated areas only |
| Unincorporated Bond | 0.254 mills | Unincorporated areas only |
| County Total (Unincorporated) | 20.810 mills | All six county levies combined; unchanged since 2015 |
| DeKalb County School District | 22.780 mills | Applies countywide; Decatur and Atlanta areas use their own city school districts |
| EHOST Credit (2025) | 100% Factor | Homestead owners: school property taxes offset by DeKalb's 1% Equalized Homestead Option Sales Tax — a significant reduction for qualifying homestead properties |
| Unincorporated DeKalb Total | 43.59 mills | County + school; EHOST credit reduces effective burden for homestead owners |
| Dunwoody | 40.165 mills | County 14.345 + School 22.780 + City 3.040; no county police levy |
| Brookhaven | 40.335 mills | County 14.345 + School 22.780 + City 2.740 + City Bond 0.470; no county police levy |
| Tucker | 45.126 mills | County 20.310 + School 22.780 + City 2.036 |
| Stonecrest | 44.595 mills | County 20.558 + School 22.780 + City 1.257 |
| Chamblee | 43.958 mills | County 14.118 + School 22.780 + City 6.250 + City Bond 0.810 |
| Doraville | 46.496 mills | County 14.091 + School 22.780 + City 9.000 + City Bond 0.625 |
| Avondale Estates | 46.488 mills | County 14.158 + School 22.780 + City 9.550 |
| Stone Mountain | 52.749 mills | County 14.142 + School 22.780 + City 15.827 |
| Clarkston | 53.310 mills | County 14.730 + School 22.780 + City 15.800 |
| Lithonia | 50.709 mills | County 14.908 + School 22.780 + City 13.021 |
| City of Decatur | 44.944 mills | County 11.674 (no county fire/police) + City (incl. Decatur City Schools) 33.270; does not use DeKalb school district |
| Atlanta (DeKalb portion) | 44.085 mills | County 11.638 + City (incl. Atlanta Public Schools) 32.447; does not use DeKalb school district |
| Effective Rate (as % of market value) | 1.1% - 1.8% | Median 1.26% per Ownwell data; varies by location and whether EHOST applies |
Rates are approximate and subject to annual adjustment by each taxing authority. Verify your specific millage rates at dekalbtax.org or through the Georgia Department of Revenue's millage rate database.
How the DeKalb County Board of Assessors Determines Your Value
Your Annual Notice of Assessment (mailed in spring, typically by mid-May) shows two values: fair market value and assessed value (40% of fair market). Tax rates are applied to the assessed value after any exemptions are subtracted.
Scale-Driven Errors
With more than 225,000 parcels to value annually, the DCBOA relies almost entirely on automated mass appraisal models. Individual property conditions, interior updates, unpermitted improvements, and hyperlocal market factors are frequently missed, creating real opportunities to appeal.
Neighborhood Boundaries May Not Reflect Your Street
The DCBOA groups properties into assessment neighborhoods for mass appraisal. Homes on the edges of these zones may be compared to properties in very different micro-markets, leading to systematic over-assessment in certain areas. DeKalb's diverse geography — from urban Decatur and Druid Hills to the suburbs of Dunwoody and Tucker — makes this especially common.
Condition and Deferred Maintenance Ignored
Assessors working from aerial imagery and data records cannot capture roof condition, foundation issues, flood damage history, or deferred maintenance. These factors can meaningfully reduce a property's true market value, and your assessed value.
First Informal Offers Are a Starting Point
The BOA informal review process resolves appeals quickly — for the county. Many homeowners accept a minor reduction without realizing Ownwell's data-driven approach can often support a significantly larger reduction.
DeKalb County Property Tax Appeal Dates for 2026
The DeKalb County Board of Assessors mails Annual Notices of Assessment each spring. You have 45 days from the date on your notice to file an appeal — the deadline for residential and commercial properties is July 13, 2026. Missing this deadline means waiting until the following year. Ownwell monitors your account and files before the window closes.
| Date | What Happens |
|---|---|
| January 1, 2026 | Valuation date — DCBOA assesses your property's value as of this date |
| April 1, 2026 | Homestead exemption application deadline for the 2026 tax year; per HB 92 (2025), late applications accepted through the appeal deadline on your notice |
| ~May 2026 | Annual Notice of Assessment mailed by DCBOA |
| July 13, 2026Key Date | Appeal filing deadline — 45 days from notice date. File with DCBOA (informal appeal). Ownwell files for you. |
| ~90 days after filing | DCBOA informal review period; DCBOA may adjust your value. |
| ~Fall 2026 | If still disputed, the appeal is forwarded to the Board of Equalization (BOE) for a formal hearing. |
| September 1, 2026 | Property tax bill issued by DeKalb County Tax Commissioner. |
| Sept. 30 and Nov. 16, 2026 | Property tax bills due — pay in full to avoid penalties. Georgia law requires you to pay the temporary assessed value even if an appeal is pending. |
| 120 days after due date | Penalties begin accruing — 5% penalty at 120 days, up to 20% maximum. |
Important: Georgia law requires you to pay the temporary assessed value — the lesser of the prior year's assessed value or 85% of the current year's proposed value — by September 30, even if an appeal is pending. Failure to pay results in penalties regardless of appeal outcome. Note: DeKalb County's due date of September 30 is earlier than most Georgia counties.
DeKalb County Exemptions You May Be Missing
Exemptions reduce your taxable assessed value before millage rates are applied. Filing for every exemption you qualify for — and appealing your assessed value — works together to minimize your bill. The homestead exemption deadline is April 1 each year; per HB 92 (2025), late applications are also accepted through the appeal deadline on your assessment notice.
Important — Apply Online: Apply for all DeKalb County homestead exemptions through the DeKalb County Tax Commissioner at dekalbtax.org. Once granted, exemptions renew automatically as long as you continue to occupy the property as your primary residence.
No age or income limit. For all owner-occupants as of January 1. Reduces your assessed value by $10,000 in the county general and $12,500 in the school general tax categories, saving the average homeowner approximately $436 in annual taxes before EHOST is applied. Apply through the DeKalb County Tax Commissioner.
DeKalb County's Equalized Homestead Option Sales Tax (EHOST) is one of the most significant property tax relief programs in Georgia and is unique to DeKalb. A dedicated 1% local sales tax is 100% committed to directly reducing property tax liabilities for qualifying homestead owners. Rather than offsetting school or municipal taxes, EHOST credits are applied to drastically reduce or entirely eliminate the county operations and hospital portions of your bill (historically achieving a 100% credit on those specific levies). This is a key reason DeKalb homeowners' effective county tax burden can be meaningfully lower than nominal millage rates suggest. EHOST is automatically applied to qualifying homestead properties; no separate application is required beyond filing your basic homestead exemption.
Homeowners age 62 or older as of January 1 qualify for a total exemption from all DeKalb County school taxes. Since school taxes represent the largest share of most DeKalb County bills, this exemption — combined with EHOST — can eliminate nearly all school-related property taxes for qualifying seniors, saving thousands of dollars per year. Net income must be $10,000 or less. Apply through the DeKalb County Tax Commissioner.
Homeowners age 65 or older may qualify for additional DeKalb County exemptions that further reduce the county general and other tax categories. Income thresholds may apply to certain tiers. Contact the DeKalb County Tax Commissioner to determine which senior exemptions apply to your specific situation.
Veterans with a 100% service-connected disability rating from the U.S. Department of Veterans Affairs qualify for an exemption equal to the minimum $32,500 exemption or the maximum amount under the index set by the U.S. Secretary of Veterans Affairs ($121,812 in 2025), whichever is greater. Also applies to veterans compensated at 100% due to unemployability. Extends to qualifying unremarried surviving spouses. Apply with a letter from the VA indicating the effective date of the 100% service-connected disability.
Unremarried surviving spouses of U.S. military service members killed in any war or armed conflict receive an exemption equal to $60,000 plus the index amount set by the U.S. Secretary of Veterans Affairs off assessed value. Unremarried surviving spouses of peace officers or firefighters killed in the line of duty receive a full exemption equal to the homestead's value. Apply with a copy of the death certificate and applicable supporting documentation.
Beginning in 2027, the HOME Act will cap annual homestead assessment increases at the rate of inflation statewide — with no local opt-out. A new 1% LHOST sales tax begins in 2028 to help fund the relief. However, the HOME Act only caps future increases; it does not correct an over-assessed baseline. Appealing your assessment now ensures the cap starts from a fair, corrected value. Ownwell monitors legislative changes and will notify you of any updates.
Ownwell Handles Your DeKalb County Appeal From Start to Finish
Appealing your DeKalb County property taxes with Ownwell takes less than five minutes to start. Our technology analyzes your property, builds your case, and handles every step with DCBOA — so you never have to attend a hearing or file a single form.
Enter Your Address
Ownwell instantly analyzes your property, pulls your current assessed value from DCBOA records, and identifies your best path to a reduction.
We Build Your Case
Our technology and local DeKalb County property tax experts compare your assessment against recent comparable sales, neighborhood data, and property condition factors.
We File & Represent You
Ownwell files your appeal with the DCBOA before the July 13 deadline and represents you through the informal review and, if necessary, the formal Board of Equalization (BOE) hearing.
You Save and Stay Protected
You only pay 35% of the actual savings we secure. No reduction means no fee — ever. Win your appeal, and your assessed value is frozen for three years under Georgia's 299c provision — protecting you across school, city, and county taxes. With the HOME Act taking effect in 2027, a corrected baseline now means the cap starts from a fair value.
How to Pay Your DeKalb County Property Taxes
Note: DeKalb County's September 30 due date is earlier than most Georgia counties. Penalties begin accruing on October 1 for any unpaid balance, with a 5% penalty applied on the 120th day after the due date and an additional 5% every 120 days thereafter, up to a maximum of 20%of the total bill. If you have a pending appeal, you are still required to pay the temporary assessed bill on time to avoid penalties.
Pay Online
Visit dekalbtax.org to pay by credit card, debit card, e-check, or other accepted methods using your parcel ID number.
Pay by Mail
Mail your check or money order, payable to DeKalb County Tax Commissioner, to the address listed on your tax bill. Allow adequate mailing time to ensure receipt before September 30.
Pay In Person
Pay in person at the DeKalb County Tax Commissioner's office. The main office is located at 4380 Memorial Drive, Suite 100, Decatur, GA 30032. Additional service locations may be available across the county — verify current locations at dekalbtax.org.
Payment Plans
For delinquent tax situations, contact the Tax Commissioner's office at dekalbtax.org for available options.
Frequently Asked Questions About DeKalb County Property Taxes
What is the DeKalb County property tax appeal deadline for 2026?
How much does Ownwell charge to appeal my DeKalb County property taxes?
Is there any risk to appealing my DeKalb County property taxes?
What is the DeKalb County homestead exemption and how do I apply?
Qualifying homestead owners also benefit from the EHOST program, which automatically applies a school property tax offset funded by a dedicated 1% sales tax. The application deadline is April 1 each year, though per HB 92 (2025), late applications are accepted but are deferred and processed for the following tax year. Apply through the DeKalb County Tax Commissioner at dekalbtax.org. Once granted, exemptions renew automatically as long as you remain the primary occupant.
What is the 299c freeze and how does it benefit me?
During this period, the Board of Tax Assessors cannot increase your assessed value above the appeal-reduced level unless you make unreported improvements. With the HOME Act's inflation cap taking effect in 2027, winning an appeal this year means that cap will start from a fair, corrected baseline — compounding your savings significantly.
What is the HOME Act (SB 33) and how does it affect my DeKalb County taxes?
A new 1% Local Homestead Option Sales Tax (LHOST) begins in 2028 to help offset costs. However, the HOME Act only limits future increases — it does not correct an already over-assessed baseline. If your property is over-assessed today, that inflated value becomes the starting point for the cap. Appealing now ensures the HOME Act's protection starts from a fair, lower value.
What is EHOST and how does it reduce my DeKalb County property taxes?
EHOST is automatically applied to qualifying homestead properties — no separate application is required beyond the standard homestead exemption. It is one of the primary reasons DeKalb homestead owners pay meaningfully lower effective tax rates than the nominal 43.59-mill unincorporated rate would suggest.
When are DeKalb County property taxes due in 2026?
What is the effective property tax rate in DeKalb County?
How do I look up my DeKalb County property tax assessment?
Do I still have to pay taxes while my appeal is pending?
What happens at a Board of Equalization (BOE) hearing?
What exemptions beyond the Basic Homestead Exemption should I check?
• EHOST School Tax Offset: Automatically reduces school property taxes for homestead owners via a 1% sales tax. 100% funded for 2025. No separate application needed.
• School Tax Exemption (Age 62): Full exemption from all DeKalb County school taxes for homeowners 62 or older. $10,000 maximum net income requirement.
• Additional Senior Exemptions (Age 65+): Additional county and school exemptions for homeowners 65 and older. Income thresholds may apply to certain tiers. Verify with the Tax Commissioner.
• State Veteran's Disability Exemption: Exemption up to $121,812 (2025) for veterans with a 100% service-connected disability rating.
• Surviving Spouse (Military / Peace Officer / Firefighter): $60,000 + index amount for surviving spouses of military; full homestead value for surviving spouses of peace officers or firefighters killed in the line of duty.