Are you paying more than you need to in property taxes on your Decatur home? If you live in your home as a primary residence, a homestead exemption could lower your taxable value and reduce your bill. It is a simple step that many homeowners overlook, especially after a recent move. In this guide, you will learn how the exemption works in Georgia, how it is handled in DeKalb County, what to file and when, and what to expect after you apply. Let’s dive in.
Homestead exemption basics in Georgia
A homestead exemption reduces the portion of your home’s assessed value that is subject to property taxes. Georgia generally assesses residential property at 40 percent of fair market value. The exemption reduces that assessed value before millage rates are applied for county, city, school and any special districts.
Here is the basic flow you can expect:
- Your home is valued for fair market value.
- The county applies the 40 percent assessment ratio to determine your assessed value.
- Your homestead exemption subtracts a dollar amount or otherwise reduces the assessed value.
- Millage rates for DeKalb County, the City of Decatur if applicable, and school taxes are applied to the reduced assessed value to calculate your bill.
In DeKalb County, the Tax Commissioner’s office processes applications and billing, and the Board of Assessors sets property values. State rules come from the Georgia Department of Revenue. Local offices administer the actual application and exemption on your account.
Who qualifies in Decatur and DeKalb County
To qualify for a homestead exemption, you generally must meet these conditions by January 1 of the tax year:
- You own the property and hold legal title or a qualifying ownership interest.
- You occupy the property as your primary residence on January 1.
- You file a homestead exemption application with DeKalb County.
Common exemption types you may encounter include:
- Basic or general homestead exemption for owner-occupants.
- Senior exemptions for qualifying homeowners, often beginning at age 62 or 65, sometimes with income limits for school tax relief.
- Exemptions for qualifying disabled homeowners.
- Disabled veteran exemptions for eligible veterans, often with substantial reductions.
- Widow or surviving spouse exemptions where applicable.
Availability, amounts and which parts of your tax bill are covered vary by exemption type. Some exemptions reduce county and school taxes. Others may apply differently to city taxes. If your home is inside City of Decatur limits, check whether municipal taxes are affected by your exemption type.
What you could save
Your savings depend on three things: your home’s value, the exemption amount, and the combined millage rate for your property’s taxing districts. Since exemptions reduce assessed value, not market value, even a modest exemption produces meaningful savings over time.
Use this step-by-step method to estimate impact:
- Find your home’s fair market value.
- Compute assessed value: assessed value equals 40 percent of fair market value.
- Subtract your homestead exemption from the assessed value.
- Apply the combined millage rate to the result to calculate taxes.
- The difference from the pre-exemption amount is your annual savings.
Example for illustration only:
- If your home is valued at 300,000 dollars, the assessed value is 120,000 dollars.
- A 10,000 dollar exemption reduces the taxable assessed value to 110,000 dollars.
- If the combined millage rate is 30 mills, taxes before the exemption would be 3,600 dollars and after would be 3,300 dollars, for a 300 dollar annual savings.
Your actual results will reflect Decatur and DeKalb’s current millage rates and the specific exemption you receive. Millage rates can change yearly.
How and when to file in DeKalb County
You file your homestead exemption with DeKalb County. The Tax Commissioner handles billing and processes applications, while the Board of Assessors maintains property values and records. If you live inside the City of Decatur, city taxes appear as part of the overall bill and may be affected differently by certain exemptions.
You can usually file:
- In person at the county office.
- By mail with copies of your documents.
- Online if the county offers a portal. Verify current options directly with DeKalb County.
Most Georgia counties require you to own and occupy the home as your primary residence on January 1 of the tax year and to apply by a spring deadline commonly set on or around April 1. DeKalb County sets the exact deadline locally. If you miss it, you can still file and the exemption will typically begin the next tax year.
Documents checklist
Gather the following when you apply. Requirements can vary, so confirm with DeKalb County before you submit:
- Proof of ownership such as a recorded deed or recent tax bill.
- Proof you lived in the home on January 1 of the tax year, such as a Georgia driver’s license or state ID showing the property address. Other accepted items may include voter registration, vehicle registration or utility bills.
- Photo ID for each applicant.
- Additional documentation for special exemptions, such as proof of age for seniors, disability documentation, or veteran status paperwork.
- If you recently purchased, your closing statement or recorded deed may be requested.
After you file
- Keep your confirmation or receipt from the county.
- Watch your next tax bill to confirm the exemption was applied.
- Report any changes that affect eligibility, including moving, making a different property your primary residence, or changes in ownership.
Timeline for new Decatur homeowners
- January 1: The date that determines eligibility for the tax year. You must own and occupy your home as your primary residence by this date.
- January to March: Gather documents and contact DeKalb County to confirm current procedures and deadlines.
- By the spring deadline: Submit your application with required documentation. Many Georgia counties use an April 1 cutoff, but verify DeKalb’s exact date.
- After filing: Check your property tax bill later in the year to make sure the exemption appears.
If you moved into your Decatur home after January 1, your exemption typically begins the following tax year. If you missed the current year’s filing deadline, apply as soon as possible so you are set for next year.
Senior, disability and veteran programs
If you are age 62 or 65 and older, living with a qualifying disability, or a disabled veteran, you may be eligible for additional relief. These programs can change the portion of your bill that is reduced, sometimes including school taxes, and may include income limits or documentation requirements. Because details vary, confirm what applies to your specific situation with DeKalb County before you file.
City of Decatur vs. unincorporated DeKalb
Taxing jurisdictions in the Decatur area can include DeKalb County, City of Decatur, DeKalb County School District and special districts. If your property is inside City of Decatur limits, portions of your bill and how exemptions apply may differ from properties outside the city. When you review exemptions, check which authorities each exemption covers so you can estimate your savings accurately.
Tips for a smooth filing
- Start early. Gather documents in January and verify requirements directly with DeKalb County.
- Match your ID to the property address. Update your Georgia driver’s license or state ID before you apply.
- Keep copies. Save your application, documents and the county’s confirmation.
- Set reminders. Put renewal or verification dates on your calendar for any special exemptions that require periodic updates.
- Plan for changes. If you sell or move, notify the county and ensure the exemption is removed from your prior home and applied to your new primary residence when eligible.
How we help as your real estate partner
A homestead exemption is one more reason smart timing and clean paperwork matter around closing. When you work with the Allie Burks Group, we help you understand key post-closing tasks, the typical timelines that apply in Decatur and DeKalb, and where to verify the most current requirements so you do not miss an important deadline. If you are buying or selling in Intown Atlanta, our senior-led team pairs neighborhood expertise with a calm, detail-forward process that keeps you confident from contract to closing.
Ready to plan your move and get your questions answered? Connect with the Allie Burks Group to discuss your goals.
FAQs
Do I need to reapply for my DeKalb homestead exemption each year?
- Most exemptions remain in place as long as you continue to qualify, though some special programs may require periodic verification; confirm any renewal requirements with DeKalb County.
I bought a Decatur home mid-year; when will my exemption start?
- You must own and occupy the home on January 1 to qualify for that year’s exemption, so a mid-year purchase usually means your exemption begins the following tax year.
Does the homestead exemption reduce Decatur city and school taxes too?
- It depends on the exemption type; some apply to county and school taxes, and others may apply differently to city taxes, so verify which taxing authorities your exemption covers.
What happens if my assessed value increases even with an exemption?
- Exemptions reduce taxable assessed value but do not prevent assessed value from changing, so your tax bill can still rise if your assessed value or millage rates increase.
Does the seller’s exemption transfer to me at closing?
- No, exemptions do not transfer; the seller’s exemption ends when the home is no longer their primary residence, and you must file your own application to receive the benefit.
Where can I find official DeKalb homestead forms and deadlines?
- Contact the DeKalb County Tax Commissioner and the DeKalb County Board of Assessors for current forms, documentation lists, filing options and the exact deadline; verify details directly with the county before you apply.
