Looking for a straightforward way to lower your Brookhaven property tax bill? If you live in your home as your primary residence, the DeKalb homestead exemption can be a meaningful annual savings. Many homeowners miss out because they are unsure about eligibility, timing, or how the math works.
In this guide, you’ll learn what the exemption is, who qualifies, how to apply after a purchase, and how it actually changes your tax bill. You’ll also see a simple, hypothetical example so you can plug in your own numbers. Let’s dive in.
Homestead exemption basics
A homestead exemption reduces the taxable assessed value of your primary residence. That reduction lowers your property tax bill because taxes are calculated on the taxable assessed value.
Here is the Georgia property tax framework:
- Fair market value: the county’s appraised value of your home.
- Assessed value: Georgia applies an assessment ratio to fair market value. Assessed value equals fair market value multiplied by the assessment ratio.
- Taxable value: assessed value minus your homestead exemption and any other property-specific exemptions or credits.
- Millage rate: the combined tax rate from all local jurisdictions, expressed in mills per 1,000 dollars of taxable value. Your bill equals taxable value multiplied by the total millage rate.
Important: exemptions reduce the taxable value, not the tax rate. They do not change millage rates. They lower the base the millage is applied to.
Are you eligible in Brookhaven?
Use this quick checklist:
- You occupy the property as your primary residence.
- You are the legal owner listed on the deed, or you hold qualifying legal interest per county rules.
- You claim only one homestead in Georgia.
- You meet DeKalb’s residency date requirement for the tax year. Many Georgia counties require that you live in the home on January 1, but you should confirm the current DeKalb rule with county offices.
If you recently bought your home, you can usually apply once you occupy the property and your deed is recorded. When in doubt, contact the DeKalb County Tax Commissioner or the DeKalb County Board of Assessors to confirm your specific timeline.
Common DeKalb exemptions
DeKalb County administers several exemption types. Availability and qualifying details can change, so verify current rules with county offices.
- Standard homestead exemption: The baseline exemption for owner-occupants of a primary residence.
- Senior exemptions: Additional reductions may be available to owners who meet age thresholds. Some programs may include income limits or special provisions like assessment freezes.
- Disabled homeowner exemptions: For homeowners with qualifying disabilities. Documentation is required.
- Disabled veteran exemptions: Often substantial for veterans with a service-connected disability, with possible benefits for surviving spouses.
- Surviving spouse exemptions: For eligible surviving spouses of certain military or public safety personnel, or of qualifying disabled veterans.
- Other local programs: Some exemptions may relate to income or specific property categories. Always verify details with DeKalb offices.
For special exemptions, be prepared to show proof of age, disability status, military service, and income if required.
How to apply in DeKalb
Follow these steps to file your homestead exemption:
Get the correct form. Contact the DeKalb County Tax Commissioner or the DeKalb County Board of Assessors to obtain the most current homestead application and instructions.
Gather your documents. Typical items include:
- Proof of ownership, such as a recorded deed or closing documents.
- Proof of primary residence, such as a Georgia driver’s license or state ID with the property address, plus voter registration, vehicle registration, or utility bills that match your residence.
- Your identifying information as requested by the county.
- For senior, disabled, or veteran programs: proof of age, disability documentation, or VA verification. If you recently purchased, have your closing disclosure and recorded deed handy.
Complete and submit your application. Follow county instructions for mailing, in-person delivery, or any online submission options. Submit by the county’s deadline for the tax year.
Keep proof of filing. Ask for a receipt or confirmation and keep copies of everything. Monitor your next tax bill to confirm the exemption appears.
Timing tips after a purchase
- Apply as soon as you occupy the home and your deed is recorded. Do not wait.
- If you owned and occupied the home by January 1, you are typically eligible for that year’s exemption, subject to DeKalb’s rules. If you bought after January 1, you may need to wait until the next tax year unless the county allows late filing or other provisions.
- If you are unsure, call the Tax Commissioner or Board of Assessors right after closing to confirm your filing window.
- Once approved, many homestead exemptions renew automatically each year unless your ownership or occupancy changes. If your status changes, notify the county.
How savings are calculated
Here is the step-by-step math you can use with your own numbers:
- Find your home’s fair market value (FMV) from the county.
- Convert to assessed value: assessed value equals FMV multiplied by the assessment ratio established in Georgia.
- Subtract your homestead exemption and any other applicable exemptions to get your taxable assessed value.
- Multiply taxable assessed value by the combined millage rate for all relevant jurisdictions. That gives you the estimated tax due.
Hypothetical example
This is a hypothetical illustration, not DeKalb’s current numbers. Replace these placeholders with your actual values.
- FMV: $300,000
- Assessment ratio: 40% → assessed value = $300,000 × 0.40 = $120,000
- Homestead exemption: $4,000 (hypothetical) → taxable assessed value = $120,000 − $4,000 = $116,000
- Combined millage rate: 40 mills (which is $40 per $1,000 of taxable assessed value)
- Estimated tax: $116,000 ÷ 1,000 × $40 = $4,640
Key takeaway: The exemption reduces the taxable assessed value. It does not lower the millage rate. If millage rates change, or if your home is reassessed, your final tax bill may change even with the same exemption.
Special cases and nuances
- Multiple exemptions: Some homeowners qualify for more than one exemption type. The county determines how exemptions are combined and applied.
- Millage variability: Your total millage reflects several jurisdictions, including city, county, school, and special districts. Different millage totals can affect your final bill.
- Reassessments: Market updates and county revaluations can change your fair market value and assessed value. Exemptions still help, but they do not prevent reassessment.
- Freezes vs exemptions: Some senior programs freeze or limit assessed value increases instead of, or in addition to, reducing the assessed value by a fixed amount. Check DeKalb’s current programs and requirements.
Where to verify and apply
- DeKalb County Tax Commissioner: For tax bills, homestead filings, forms, and submission methods.
- DeKalb County Board of Assessors: For property valuations, assessment questions, and appeals.
- Georgia Department of Revenue: For statewide homestead definitions and statutory guidance.
Search the DeKalb County website for the most current forms, contact details, and deadlines. When you call, have your parcel ID, property address, and driver’s license handy.
Quick homeowner checklist
- Confirm the property is your primary residence and the deed is recorded in your name.
- Update your Georgia driver’s license and voter registration to your Brookhaven address.
- Collect your deed or closing disclosure, plus utility bills or vehicle registration that show your address.
- If eligible for senior, disabled, or veteran benefits, gather proof of age and any required disability or VA documentation.
- Contact the DeKalb County Tax Commissioner or Board of Assessors for the correct form and filing instructions.
- Submit your application, keep a receipt, and verify the exemption appears on your next tax bill.
Work with a local guide
If you are planning a move or just closed on a home in Brookhaven, we are here to help you feel confident about next steps. From timing your homestead filing to understanding how exemptions affect your monthly housing budget, you can count on clear, dependable guidance. To discuss your plans or get a quick read on your home’s value, connect with Erin Olivier today.
FAQs
What is the homestead exemption in DeKalb?
- It is a reduction applied to the assessed value of your primary residence, which lowers the taxable amount used to calculate your property tax.
Who qualifies if I own multiple homes in Brookhaven?
- You can claim only one homestead exemption statewide, and it must be for your primary residence.
When should I apply after closing in DeKalb?
- Apply as soon as you occupy the home and your deed is recorded; confirm the current filing window and eligibility date with county offices.
How does the exemption affect millage rates in Brookhaven?
- It does not change any millage rates; it reduces the taxable assessed value that the rates are applied to.
Do I need to reapply every year in DeKalb?
- Generally no; after approval the exemption typically renews automatically unless your ownership or occupancy changes.
I bought after January 1; can I get the exemption this year?
- Often you must be an owner-occupant on January 1 for that tax year, but confirm DeKalb’s current rule and any late-filing options.
Does the homestead exemption apply to rentals or second homes?
- No; it applies only to owner-occupied primary residences.
What happens if I move within DeKalb or to another county?
- You lose the exemption on the old property and must apply for a new homestead exemption for your new primary residence.
Does a homestead exemption affect my Georgia income taxes?
- No; it only affects your local property tax bill.
How do I appeal my home’s assessed value in DeKalb?
- Contact the DeKalb County Board of Assessors to learn the current appeal process and deadlines, then file within the required timeline.
