The $2,000 Trash Can: Why North Atlanta Homeowners Must File Homestead by April 1st
Did you buy a home in 2025? Don't miss the April 1st deadline for Georgia Homestead Exemptions. Get the 2026 rules for Fulton, Cobb, Gwinnett, Cherokee, and Forsyth.
The Clock is Ticking:
April 1st is the Deadline
If you bought a home in 2025, you have until April 1st, 2026, to file your Homestead Exemption. Ignoring this one-page form is the equivalent of throwing a $2,000 check in the trash every single year.
"Freezing" vs. "Offsetting": How Your County Protects Your Equity
In North Atlanta, your county dictates how your wealth is protected from rising assessments:
- Fulton & Cobb (The Freezers): These counties use a "Floating" exemption that effectively caps your home’s assessed value for the county portion of your taxes.
- Gwinnett (The Offsetters): Gwinnett uses a "Value Offset," holding your assessed value constant for the county portion to keep your bill predictable.
- Cherokee & Forsyth (The Senior Havens): These counties are famous for their significant senior school tax breaks.
2026 Senior Tax Update: Cobb vs. Cherokee
There has been significant change regarding senior school tax exemptions. If you are 62 or older, here is the updated 2026 reality:
- Cobb County: Remains the "Gold Standard." At age 62, you receive a 100% exemption from school taxes with no income limit.
- Cherokee County (NEW FOR 2026): Cherokee has removed many income caps, but the age requirements have shifted. You now receive a partial break at 62, but you must be 67 to receive the 100% full school tax exemption.
Where to File
Filing is 100% free at these official portals:
Get the 2026 North Atlanta Master Tax Strategy Guide
Before you file your Homestead Exemption, make sure you’re fully prepared. Filing incorrectly — or missing updated senior rules — could cost you thousands over time.
We created a 2026 Master Tax Strategy Guide to help North Atlanta homeowners understand deadlines, required documents, and county-by-county differences so you can protect your equity with confidence.
Click below to access the free guide.
