Calculate your real Georgia mortgage payment with current state rates (6.50%), county-by-county property tax (Cobb 0.79%, Fulton 1.10%, DeKalb 1.30%), $335K median, Georgia's flat 5.39% income tax, and homestead + senior exemptions.
Educational tool — not financial advice. SavingsClub is not a licensed financial advisor or mortgage lender. Rates and prices shown are statewide or county averages; your actual loan terms depend on your credit, lender, and property.
Last updated June 2026
+18%
How much more property tax DeKalb residents pay vs Fulton on the same home. Atlanta area buyers should pick their county carefully.
Source: Georgia Department of Revenue
GA Mortgage Rate
6.50%
30-year fixed average
Median Home Price
$335K
Below national avg
Property Tax Rate
0.92%
Statewide — varies by county
State Income Tax
5.39%
Flat rate — going to 4.99%
Calculate your Georgia payment
Understanding mortgages in Georgia
Georgia is one of the fastest growing housing markets in the South. Atlanta metro added over 70,000 residents in recent years, and the state's combination of moderate prices, no state estate tax, and strong job growth has attracted heavy migration from California, New York, and Illinois. The cost-of-living advantage over coastal states is real — but Atlanta property taxes and HOA fees can surprise out-of-state buyers.
The current 30 year fixed mortgage rate in Georgia averages approximately 6.50%, very close to the national average. Georgia has strong lending competition in metro Atlanta — the state is one of the top mortgage origination markets in the Southeast, drawing aggressive pricing from national lenders.
Georgia property tax: the Atlanta county problem
Georgia's effective property tax rate of 0.92% is below the national average — but the statewide number hides a big story for Atlanta area buyers. The five core metro Atlanta counties have property tax rates that vary by 65% from lowest (Cobb at 0.79%) to highest (DeKalb at 1.30%). For most buyers choosing between neighboring counties, this is one of the largest single financial decisions of the purchase.
⚖️ Same $400,000 home, different Atlanta counties
Cobb County (0.79%)$3,160/year$263/month
Fulton County (1.10%)$4,400/year$367/month
DeKalb County (1.30%)$5,200/year$433/month
DeKalb vs Cobb difference+$2,040/year+$170/month
Property tax effective rates by major Georgia county
Fulton County (Atlanta)1.10% effective rate
DeKalb County1.30% — highest in metro
Gwinnett County1.16% effective rate
Cobb County0.79% — lowest in metro
Henry County1.10% effective rate
Chatham (Savannah)1.04% effective rate
Georgia homestead exemption & senior tax breaks
Georgia offers a layered homestead exemption system that most new homeowners under use. The state minimum is small, but counties stack their own much larger exemptions on top, and seniors 65+ get the biggest break of all — but only if they apply.
Statewide minimum — $2,000. The base Georgia homestead exemption reduces taxable value by $2,000 on your primary residence. Modest dollar savings (~$25/year), but required to qualify for the bigger exemptions below.
County exemptions — typically $10K–$30K. Most counties layer their own homestead exemption on top of the state minimum. Fulton offers up to $30,000 in certain districts. DeKalb has its own scaled options. Saves $100–$400/year depending on county and tax rate.
Senior 65+ school tax exemption — the big one. Many GA counties offer FULL exemption from school taxes for primary residents age 65+. School tax is typically 40–60% of your total property tax bill. On a $400,000 home, this can save $1,500–$3,000+ per year. Income limits often apply (typically $40K–$100K depending on county).
You must file with the COUNTY by April 1. Not the state. Not automatic. Most counties accept applications January–April for that tax year. Miss the deadline and you wait until next year and you can't claim retroactively.
Georgia's flat tax system & retiree friendliness
In 2024, Georgia transitioned from a graduated state income tax (1%–5.75%) to a flat 5.39% rate. The rate is scheduled to drop to 4.99% over the next several years if state revenue targets are met. This simplifies tax planning and modestly reduces taxes for middle income earners. Atlanta does not impose a separate city income tax unlike Philadelphia or New York City.
Georgia is generally retiree friendly: it does not tax Social Security benefits, and offers a retirement income exclusion of up to $65,000 per person ($130,000 for couples) for taxpayers age 65+. Combined with the senior school tax exemption, the effective tax rate for retirees with moderate retirement incomes can be near zero. This is why retirees from New Jersey, Illinois, and New York increasingly choose Georgia over Florida Florida has zero income tax but much higher property insurance, and the math often favors Georgia for retirees with moderate retirement incomes.
Median home prices across Georgia
Georgia's median home price of $335,000 is below the national median, but regional variation is significant. North Atlanta suburbs (Alpharetta, Sandy Springs) push past $600K. Mid size cities like Augusta, Macon, and Columbus offer median prices under $220K. Savannah offers coastal lifestyle at $305K median.
Median home prices in top Georgia cities
Alpharetta$635,000
Sandy Springs$565,000
Atlanta$395,000
Athens$315,000
Savannah$305,000
Augusta$215,000
Columbus$185,000
Macon$165,000
Georgia first time homebuyer programs
Georgia offers solid first time buyer assistance through the Georgia Dream programs, with extra help for essential workers via the PEN program (Protectors, Educators, Nurses). City of Atlanta buyers can stack additional assistance from Invest Atlanta.
Georgia Dream Homeownership Program
Up to $10,000 in down payment assistance for first time buyers as a 0% interest deferred payment second mortgage. Income and purchase price limits apply by county. Loans originated through participating lenders statewide.
Georgia Dream PEN Program
Specifically for Protectors, Educators, and Nurses — police, firefighters, military, teachers, and healthcare workers receive up to $12,500 in down payment assistance (vs $10K for standard buyers). Combines with competitive 30 year fixed mortgage rates. Income limits apply but are generous compared to most state programs.
Invest Atlanta Down Payment Programs
City of Atlanta offers additional down payment assistance up to $25,000 for income qualified buyers purchasing within Atlanta city limits. Can be stacked with Georgia Dream for substantial total assistance often $35,000+ combined.
Georgia Dream Bond Loan
Below-market interest rates for income qualified first time buyers through the Georgia Housing and Finance Authority bond program. Particularly useful when general market rates are elevated.
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SavingsClub Tips for Georgia Buyers
Three Georgia specific things most out-of-state buyers don't know
1
File your homestead exemption with the COUNTY tax assessor by April 1 it's not automatic. Georgia's homestead exemption isn't filed at the state level and isn't applied for you. You file with your county tax assessor by April 1 of the year you want it to apply. Most counties stack their own exemption on top of the $2K state minimum Fulton offers up to $30K in certain districts. Seniors 65+ may qualify for FULL school tax exemption, which can save $1,500 to $3,000/year. The county won't send you a reminder. You have to ask.
2
Pick your Atlanta area county carefully DeKalb's property tax is 18% higher than Fulton's, and 65% higher than Cobb's, on the same home. For the same $400,000 home: Cobb $3,160/year, Fulton $4,400/year, DeKalb $5,200/year. That's a $170/month difference between Cobb and DeKalb — every month, forever. If your job is flexible on commute and you're choosing between neighboring counties, the tax difference compounds into real money over a 30 year mortgage. Most out-of-state buyers don't know this until after they've bought.
3
Georgia is a "non disclosure" state sale prices aren't public record, which complicates pricing. Unlike most states, Georgia doesn't require recorded sale prices on public deeds. Real estate sites estimate comparables from MLS data and county assessor records, but these estimates can be off by 5–15%. This makes lowball offers harder to justify, makes appraisals more variable, and means Zillow / Redfin estimates are less reliable in Georgia than elsewhere. Always work with a buyer's agent who has access to MLS sold data, and don't trust online "Zestimates" for Georgia properties.
Frequently Asked Questions
What is the average mortgage rate in Georgia in 2026?
As of June 2026, Georgia 30 year fixed mortgage rates average approximately 6.50%, very close to the national average. Georgia has strong lending competition, especially in metro Atlanta, which keeps rates competitive.
Why is Atlanta property tax so variable by county?
Local school districts and county governments set their own millage rates. DeKalb (1.30%) is the highest in metro Atlanta because of higher school district funding. Cobb (0.79%) is the lowest. Fulton (1.10%) is in between. Gwinnett (1.16%) and Henry (1.10%) are slightly above Fulton. For buyers choosing between neighboring counties, the tax difference is one of the largest single financial decisions of the purchase.
What is Georgia's flat income tax rate?
Georgia transitioned to a flat 5.39% state income tax in 2024 (down from a graduated 1%–5.75% system). The rate is scheduled to gradually decrease to 4.99% over the next several years if state revenue targets are met. Atlanta does NOT impose a city income tax unlike Philadelphia or NYC.
Is Georgia good for retirees?
Yes — Georgia is one of the better Southern states for retirees. It does not tax Social Security benefits, offers a retirement income exclusion of up to $65,000 per person ($130,000 for couples) for taxpayers 65+, and many counties offer FULL school tax exemption to seniors 65+. Combined with moderate cost of living and warm climate, the effective tax rate for retirees with moderate retirement incomes can be near zero.
Should I buy in Atlanta or a smaller Georgia city?
Atlanta offers a strong job market (Coca Cola, Delta, Home Depot, UPS, CDC, plus a growing tech sector) and major airport access, but median prices ($395K) are above the state average. Smaller cities like Athens, Augusta, and Macon offer median prices under $315K with reasonable job markets. Savannah offers coastal lifestyle at $305K median. Match your decision to your job, lifestyle, and which county tax rate you're willing to pay.
What about HOA fees in Atlanta suburbs?
Atlanta suburbs frequently have HOAs charging $400 to $1,200 per year for typical single family neighborhoods. New construction communities often charge $1,500+ per year. Always factor HOA fees into your total housing cost they're not included in standard mortgage calculator estimates. Older homes in established intown Atlanta neighborhoods (Inman Park, Virginia Highland, Grant Park, Candler Park) are often HOA free but typically command a price premium.
Need the full mortgage calculator?
The calculator above is pre filled with Georgia state defaults and includes county specific property tax, homestead exemption, and senior 65+ school tax options. For amortization schedules, extra payment scenarios, and side-by-side rate comparisons, use the main calculator.