Fulton County's Board of Assessors puts one rule in plain words: "If the deed is changed, the exemption will be removed and the property owner will need to re-file."1 So the Fulton County homestead exemption is more than a tax break. It is also a yearly sign that the county still lists you as the owner who lives in the home.
A homestead exemption lowers the taxable value of your main home. Your deed is the signed paper, kept in county records, that made you its owner. Below are the 2026 dates, how to apply, Georgia's new rules and a short yearly check, then Fulton's deed alerts and two local cases.
When is the Fulton County homestead exemption deadline?
April 1 is the deadline for the current tax year, and you must own and live in the home on January 1. The assessors take applications all year, but one filed after April 1 counts for the next year1,2.
In 2026, Fulton also gave late filers a second chance during the summer appeal window3,4. Here is how the year ran.
- Jan. 1, 2026You had to own the home and live in it on this date to qualify for 20262. New senior school exemptions took effect the same day5.
- April 1, 2026Deadline for the 2026 tax year6. Georgia's one-time $18,000 relief grant also went only to homesteads filed before this deadline7.
- June 19, 2026Notices of assessment went online and in the mail. The county asked owners to check their exemptions in Property Search4.
- July 31, 2026Deadline for most owners to appeal, or challenge, the value on their notice. Owners who qualified on January 1 but missed April 1 could apply during this appeal window4.
- Aug. 15, 2026Temporary tax bills went out under an Aug. 4 court order. The assessors had not yet processed "an unprecedented number of land packages," the county said8,9.
- Sept. 30 and Oct. 15, 2026City of Atlanta taxes were due Sept. 30. Fulton County taxes, and those of every other taxing body, were due Oct. 15. A refund or revised bill follows only if needed9.
- Jan. 1, 2027Own and live in the home on this date to qualify for 2027. The statewide cap on taxable value also starts for every local government that had opted out10.
Sources: Fulton County Board of Assessors and Fulton County news releases2,4,9, Georgia Department of Revenue7, Georgia Municipal Association10.
How do you apply for a homestead exemption in Fulton County?
Apply online, by mail or at one of six assessors' offices, on one form that covers every exemption. Someone named on the deed must apply, and the assessors give you the most helpful exemption you qualify for1,2,6.
The home must be your legal home "for all purposes." That includes where your cars are registered and the address on your income tax returns. You can't claim a homestead anywhere else, and rentals and vacant land don't qualify1.
- Gather your papers. You need a Georgia driver's license or ID card, your Social Security number and your vehicle registrations. Staff may also ask for last year's utility bill or a Fulton voter card. For a home held in a trust, add a trust affidavit (a sworn statement) and the trust papers1.
- Find your parcel ID. It is the county's number for your lot. Look it up with Property Search, linked from the assessors' exemptions page2.
- Open the portal. Click "Online Services" in the lower right corner of the assessors' site. At the bottom of that page, click "Click Here to Access Our Online Portal."2
- Make an account. Use your email and a password of 8 or more characters. You can save your work and come back2.
- Start the filing. Choose "Homestead Exemption," then click "Begin Filing." Enter your parcel ID, your name or your address2.
- File on paper if you prefer. Mail the application from the exemptions page, or bring it to any of the six offices, from Alpharetta to South Fulton. For help, call 404-612-6440 and choose option 41,2,6.
For senior and other special exemptions, also bring your state and federal tax returns, or a Social Security award letter if you don't file taxes1.
How much does a homestead exemption save in Fulton County?
The basic exemption takes $30,000 off your assessed value for county taxes and $2,000 for school taxes. Atlanta residents also get $30,000 off city operations, the city park fund and city school taxes2.
Assessed value is 40% of the market value the county sets. Over time, the bigger savings can come from the "floating" part of the exemption2.
Fulton lets your base value rise by only 3% or the inflation rate, whichever is less. So the exemption grows as prices climb. In Atlanta, the city's base rises 2.6% a year2.
In the county's example, the exemption grows as the home gains value
Exemption on a home whose market value goes from $250,000 to $400,000 in three years
Show the numbers
| Year 1 | $30,000 |
|---|---|
| Year 2 | $47,000 |
| Year 3 | $83,910 |
Source: Fulton County Board of Assessors, 2026 Homestead Exemption Guide, floating exemption example2. Amounts are assessed value, not tax.
In that example, the value taxed rises only from $70,000 to $76,090. Over the same years, the assessed value jumps from $100,000 to $160,0002. Your bill then depends on the millage rate (the tax rate per $1,000 of assessed value) that each of Fulton's 18 taxing bodies sets4.
For one Fulton homeowner, the exemption was the gap between an $800 tax bill and one over $3,000, WSB-TV reported11.
New for 2026: two school-tax breaks for seniors, with no income limit. Voters approved them in November 2025, and WABE reported the Atlanta Public Schools break saves seniors up to $1,0005. If you already had a basic exemption, the assessors added the new break for you3.
| Age on Jan. 1 | What it takes off | Also needed | |
|---|---|---|---|
| Fulton County Schools | 65 or older | 25% of assessed value, for school taxes only | A homestead in the district for 5 of the last 6 years |
| Fulton County Schools | 70 or older | 50% of assessed value, for school taxes only | The same 5-of-6-years rule |
| Atlanta Public Schools | 65 or older | Up to $50,000 of assessed value, for APS taxes only | A home in the APS district; total claims are capped each year |
Sources: Fulton County Board of Assessors2, Fulton County news, March 16, 20263.
The county's guide lists every other break, including those for disabled veterans and surviving spouses2.
What changed in Georgia's homestead rules for 2026?
Georgia made three changes in 2026 that Fulton homeowners will notice. The biggest, Senate Bill 33 (SB 33), ends local opt-outs from the statewide cap on taxable value starting in 202710.
The HOME Act (SB 33)
Georgia's 2024 cap limits how fast a homestead's taxable value can grow, to the rate of inflation. Atlanta Public Schools opted out of it5. SB 33 ends opt-outs, so from 2027 every county, city and school board applies the cap10.
Those that had opted out start from 2026 values. A sale resets a home's taxable value to market value10.
SB 566 rewrote the assessment notice
Notices now show your estimated tax savings from exemptions and discounts4. The law also has notices tell owners they can apply during the 45-day appeal window, and to report it when they no longer qualify12.
A one-time $18,000 state grant
The state takes $18,000 off the assessed value of a qualifying homestead, shown as a cut on the tax bill. It goes only to homesteads filed before the April 1 deadline7.
Why check your homestead exemption every year?
Because a changed deed ends the exemption, a missing exemption can be the first sign that your deed changed.
If the names on the deed change, the guide says, the owner who lives there "will need to re-apply," "even if the same people live in the home."2 Most changes are routine, like adding a spouse or moving the home into a trust. A forged deed would change the names too.
Filing again can cost you. The guide says your base year is set when you apply, usually at the prior year's assessed value2. So a fresh application can restart the floating part from a higher base.
Heirs (the people who inherit a home) face their own deadline: WSB-TV reported they must apply within a year of an owner's death. In September 2025, two class-action lawsuits (suits filed for a whole group) accused Fulton County of billing heirs for back taxes, sometimes years after a parent died. One woman was billed nearly $20,00011.
Atlanta Legal Aid attorney Stacy Reynolds has seen it for years. "A lot of times they had absolutely no idea that they even had a homestead exemption until they get a notice saying it's being removed," she told the station. She said the county has since changed its policy on going back after these exemptions; county officials said they can't talk about pending litigation11.
A 2026 change may help. Under SB 33, back taxes can't be collected for an exemption granted by mistake when there is no evidence of fraud or intentional misrepresentation10. Ask a lawyer how it fits your case.
Property Search shows the owner and your exemptions, while the Clerk's Real Estate Division keeps the recorded deeds13. To compare the two, see how to find the deed to your house.
Run this list each summer, when the assessment notice arrives.
- Look up your parcel. In Property Search, confirm the owner name and that a homestead exemption is listed4.
- Read your notice of assessment. It lists your exemptions and estimated savings4.
- Turned 65 or 70? Make sure the new school breaks show up. If not, call 404-612-64403.
- Changed the deed? After adding a spouse, using a trust or inheriting, file a new application2.
- Lost a parent who owned the home? Contact the assessors soon about the exemption11.
- Keep your alerts current. Update your email and phone in R.E.A.A.C.T. and FANS.
Which property fraud alerts cover Fulton County homes?
Two: the Clerk of Superior and Magistrate Courts runs R.E.A.A.C.T., and a statewide clerks' authority runs FANS. Both message you when a document is filed, and you can use both14,16.
Searching for a Fulton County recorder of deeds? The Clerk is that office; its Real Estate Division records the county's deeds13. Sign up for the Real Estate Activity Alert and Contact Tool (R.E.A.A.C.T.) on the Clerk's sign-up page, and for the Filing Activity Notification System at fans.gsccca.org.
R.E.A.A.C.T. (Fulton Clerk)
- Watches: filings recorded on the parcel ID you register
- Tells you by: email and text
- Cost: no fee listed on its pages
- Gap: parcel IDs have been required on filings only since Jan. 1, 201915
Both alerts come only after recording. The Clerk says that takes up to four weeks, or 2 to 3 business days for e-filed documents, and it reported delays in 202613,18.
Have forged deeds been filed on Fulton County homes?
Yes, a few have made the news, but they are rare. Across the whole country, the FBI counted 12,368 victims of real estate fraud in 2025, and that count also includes rental and timeshare scams19.
Georgia tightened its rules after reports like these. Since January 2025, notaries, who check ID and witness the signing, must keep a journal of each deed they notarize22. ID is now required to file a deed on a home21.
Our deed theft explainer covers how these schemes usually work.
What if your exemption or deed changed without you?
Call the assessors first, then get a copy of whatever was recorded. Most surprises have a plain answer, such as a family deed change that needed a new application.
- Ask the assessors what changed. Call 404-612-6440 and choose option 4, or email boa@fultoncountyga.gov. Ask whether a new deed set off the change2,3.
- Get a copy of the recorded deed. Walk in at the Lewis Slaton Courthouse, 136 Pryor Street SW, with no appointment, or book a visit at the North or South Service Center24. The Clerk's recording line is 404-613-531313.
- Report a deed you never signed. The Clerk's alert page says you can contact the Clerk's Office and local authorities about a filing you don't recognize14. File a police report where the home is, and keep the report number.
- Talk to a real estate lawyer. The Clerk can't give legal advice24. Atlanta Legal Aid Society offers free civil legal help at 404-524-581125.
- Know your court options. A judge can cancel a forged deed. Under O.C.G.A. § 51-9-12, you can also sue whoever knowingly filed it for actual damages (your proven losses) or $5,000, whichever is more, plus reasonable lawyer's fees23. Our guide on what to do about a fraudulent deed lays out each step.
Frequently asked questions
Is it too late to apply for homestead exemption in Georgia?
For 2026 in Fulton County, yes for most owners: the April 1 deadline and the summer appeal window have both passed. An application filed now counts for 2027, if you own and live in the home on January 1, 2027.
Can I apply for a homestead exemption online in Georgia?
In Fulton County, yes. The Board of Assessors takes applications through its online portal at fultonassessor.org, by mail or in person at its six offices.
Does over 65 pay property taxes in Georgia?
Yes, most do, but Fulton lowers the bill. At 65 you can get a $50,000 exemption on county operations taxes with no income limit, plus the new school breaks. Breaks with income limits go further, such as a full exemption from county taxes at 70.
How do I check my Fulton County homestead exemption status?
Look up your property with Property Search on fultonassessor.org, and read the exemptions listed on your notice of assessment. For help, call the assessors at 404-612-6440, option 4.
How do I remove a homestead exemption in Fulton County?
Use the Homestead Removal Form on the assessors' Forms and Documents page. The exemption lasts only while you own and live in the home, and you can hold just one.
Is property fraud alert a free service?
Georgia's statewide FANS is free; the Gwinnett County Clerk's FAQ says, "No, this is a free service." Fulton's R.E.A.A.C.T. pages list no fee.
Make the Fulton check part of your year
Look up your parcel, confirm the owner name and the homestead line, and sign up for the Clerk's alerts. If something looks wrong, call the assessors at 404-612-6440.
Go to the assessors' exemptions pageHow a notice on title worksOur county alert map compares Fulton's tool with Georgia's statewide service and the alerts in other large counties.
We checked every sign-up page, office address and phone number here on October 25, 2026.
Sources
- Exemptions, Fulton County Board of Assessors, checked October 25, 2026
- 2026 Homestead Exemption Guide (PDF), Fulton County Board of Assessors, updated January 7, 2026
- New Tax Exemption Postcards On The Way For Homeowners, Fulton County Government, March 16, 2026
- Fulton County 2026 Assessments Now Available Online, Fulton County Government, June 19, 2026
- Property tax exemptions for seniors in Atlanta, Fulton County go into effect, WABE, December 29, 2025
- Homestead Exemption Applications Due April 1, Fulton County Government, March 9, 2026
- 2026 Property Tax Relief Grant, Georgia Department of Revenue, checked October 25, 2026
- Fulton County Obtains Approval For Temporary Tax Bills, Fulton County Government, August 10, 2026
- Fulton County Issues Property Tax Bills, Fulton County Government, August 14, 2026
- SB 33: The Homeownership Opportunity and Market Equalization Act of 2026 and its guide (PDF), Georgia Municipal Association, June 8, 2026
- Lawsuit: Heirs wrongly charged property taxes years after loved ones died in Fulton County, Ashli Lincoln, WSB-TV, September 22, 2025
- 2026 Legislative Update (slides on SB 33 and SB 566), Georgia Department of Revenue, Local Government Services, May 19, 2026
- Records & Real Estate Services, Fulton County Clerk of Superior and Magistrate Courts, checked October 25, 2026
- R.E.A.A.C.T. (Real Estate Activity Alert and Contact Tool), Fulton County Clerk of Superior and Magistrate Courts, checked October 25, 2026
- R.E.A.A.C.T. FAQ, Fulton County Clerk of Superior and Magistrate Courts, checked October 25, 2026
- Filing Activity Notification System and its terms of use, Georgia Superior Court Clerks' Cooperative Authority, checked October 25, 2026
- Filing Activity Notification Systems, Gwinnett County Clerk of Courts, checked October 25, 2026
- Land Records Update, Fulton County Clerk of Superior and Magistrate Courts, October 2, 2026
- Online real estate fraud climbed to $275M in 2025, FBI says, Eliana Block, National Association of Realtors, April 13, 2026
- 'Deed scheme' | Georgia woman sentenced to stealing homes, Ciara Cummings, Atlanta News First, April 16, 2025
- Georgia man receives settlement after home was stolen through deed fraud, Ciara Cummings, InvestigateTV and Atlanta News First, March 30, 2026
- Stronger deed theft protections now law in Georgia after ANF investigations, Ciara Cummings, Atlanta News First, January 2, 2025
- O.C.G.A. § 51-9-12, Georgia Code via Justia, 2025 edition, checked October 25, 2026
- R.E.A.A.C.T. Alert Next Steps, Fulton County Clerk of Superior and Magistrate Courts, checked October 25, 2026
- Atlanta Legal Aid Society, offices and phone numbers, checked October 25, 2026
