Georgia · Forsyth County · Local exemptions · Updated Oct 2026
Forsyth County, GA property tax exemptions (2026)
The property tax breaks that are set or run locally in Forsyth County, on top of Georgia’s statewide rules: what each is worth here, who qualifies, where to apply and the deadline.
What is different in Forsyth County
Forsyth County gives $8,000 off for county and fire taxes plus a floating exemption that locks the county taxable value, and homeowners 65 and older pay no school tax (no income limit). HB 717 adds a local school exemption through 2035.
Apply at
Forsyth County Board of Assessors
Phone
Not confirmed
Local breaks
S1 regular homestead, L7 floating homestead (HB 469, 2001), L1 total school tax exemption, 65+, S3/L3 school exemptions, 62+, S4/L4 double homestead, 65+, S6/L6 disability, L9 local school exemption (HB 717)
Full exemption from school general and school bond taxes
Set by
school district
Tax year
2026
Who qualifies
Age 65 on or before January 1; no income limit (minor children in the home must be the applicant's)
How to apply
Apply with the Forsyth County Board of Assessors. Bring a Georgia driver's license or ID showing the home address; for age or income-based exemptions also bring proof of age and the prior year's federal and Georgia income tax returns (or Social Security/pension statements).
Home and 3 acres or $20,000, whichever is greater (gross household income ≤ $16,000); state $10,000 (net ≤ $10,000)
Set by
school district
Tax year
2026
Who qualifies
Age 62 on January 1
Income limit
$16,000 gross household
How to apply
Apply with the Forsyth County Board of Assessors. Bring a Georgia driver's license or ID showing the home address; for age or income-based exemptions also bring proof of age and the prior year's federal and Georgia income tax returns (or Social Security/pension statements).
Age 65; gross income of applicant and spouse ≤ $40,000
Income limit
$40,000 gross
How to apply
Apply with the Forsyth County Board of Assessors. Bring a Georgia driver's license or ID showing the home address; for age or income-based exemptions also bring proof of age and the prior year's federal and Georgia income tax returns (or Social Security/pension statements).
$16,000 county (gross ≤ $40,000); plus full school exemption on home and 3 acres (gross ≤ $16,000)
Set by
county and school district
Tax year
2026
Who qualifies
Disabled, any age (SSDI or physician's letter)
Income limit
$40,000 / $16,000 gross
How to apply
Apply with the Forsyth County Board of Assessors. Bring a Georgia driver's license or ID showing the home address; for age or income-based exemptions also bring proof of age and the prior year's federal and Georgia income tax returns (or Social Security/pension statements); for disability exemptions, a physician's certificate of total and permanent disability.
Roughly what an exemption could save you a year: the value it takes off, times your tax rate.
Eligibility finder for Forsyth County
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Document checklist for Forsyth County
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Questions about property tax exemptions in Forsyth County
What property tax exemptions are there in Forsyth County?
Forsyth County gives $8,000 off for county and fire taxes plus a floating exemption that locks the county taxable value, and homeowners 65 and older pay no school tax (no income limit). HB 717 adds a local school exemption through 2035. Local breaks here: S1 regular homestead; L7 floating homestead (HB 469, 2001); L1 total school tax exemption, 65+; S3/L3 school exemptions, 62+; S4/L4 double homestead, 65+; S6/L6 disability; L9 local school exemption (HB 717).
Where do I apply for a property tax exemption in Forsyth County?
Forsyth County Board of Assessors Address: 426 Canton Hwy, Cumming, GA 30040. Also: Forsyth County Tax Commissioner, which also accepts regular and 65+ homestead applications; collects taxes. Also: Georgia Department of Revenue, Local Government Services, which state rules and forms.
When is the deadline to apply in Forsyth County?
S1 regular homestead: April 1 of the tax year, or by the end of the 45-day appeal window on your assessment notice (Georgia DOR) L7 floating homestead (HB 469, 2001): April 1 of the tax year, or by the end of the 45-day appeal window on your assessment notice (Georgia DOR) L1 total school tax exemption, 65+: April 1 of the tax year, or by the end of the 45-day appeal window on your assessment notice (Georgia DOR) S3/L3 school exemptions, 62+: April 1 of the tax year, or by the end of the 45-day appeal window on your assessment notice (Georgia DOR) S4/L4 double homestead, 65+: April 1 of the tax year, or by the end of the 45-day appeal window on your assessment notice (Georgia DOR) S6/L6 disability: April 1 of the tax year, or by the end of the 45-day appeal window on your assessment notice (Georgia DOR) L9 local school exemption (HB 717): April 1 of the tax year, or by the end of the 45-day appeal window on your assessment notice (Georgia DOR)
Is there an income limit for Forsyth County’s local breaks?
S1 regular homestead: no income limit listed. L7 floating homestead (HB 469, 2001): no income limit listed. L1 total school tax exemption, 65+: no income limit listed. S3/L3 school exemptions, 62+: $16,000 gross household. S4/L4 double homestead, 65+: $40,000 gross. S6/L6 disability: $40,000 / $16,000 gross. L9 local school exemption (HB 717): no income limit listed.
Do I have to reapply every year in Forsyth County?
S1 regular homestead: Renews automatically while you own and live in the home; tell the office if you stop qualifying (income-based exemptions can be re-checked) L7 floating homestead (HB 469, 2001): Renews automatically while you own and live in the home; tell the office if you stop qualifying (income-based exemptions can be re-checked) L1 total school tax exemption, 65+: Renews automatically while you own and live in the home; tell the office if you stop qualifying (income-based exemptions can be re-checked) S3/L3 school exemptions, 62+: Renews automatically while you own and live in the home; tell the office if you stop qualifying (income-based exemptions can be re-checked) S4/L4 double homestead, 65+: Renews automatically while you own and live in the home; tell the office if you stop qualifying (income-based exemptions can be re-checked) S6/L6 disability: Renews automatically while you own and live in the home; tell the office if you stop qualifying (income-based exemptions can be re-checked) L9 local school exemption (HB 717): Renews automatically while you own and live in the home; tell the office if you stop qualifying (income-based exemptions can be re-checked)
Good to know in Forsyth County
Income-based exemptions are accepted only January 2 to April 1 (or the 45-day appeal window); applications must be notarized (free notaries at the offices).
Median effective tax rate for Forsyth County: U.S. Census Bureau, American Community Survey, 2020–2024 5-year estimates, county figures as published by Tax Foundation. The rate is property taxes paid divided by home value.