Cumming, Georgia Property Taxes
The median property tax rate in Cumming, GA is 1.06%, slightly higher than the national median of 0.99% but just below the Georgia state median of 1.08%. With the median home value in Cumming at $380,000, the typical annual property tax bill reaches $3,265, significantly exceeding the national median of $2,690. Property taxes in Cumming are calculated based on the tax assessed value, which often falls below the market value due to various exemptions like the primary residence and agricultural exemptions. Understanding Cumming's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to significant annual savings. Whether you're in the heart of Cumming or another part of the city, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Cumming, Georgia Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.06%
Estimate Property Tax Bill
$4,028
$3,738
Ownwell’s Cumming Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Cumming with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Cumming to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’re interested in seeing trends on a neighborhood level, scroll down to find more localized information. Your property’s assessed value is the value assigned by the county for property tax calculations, accounting for any exemptions that may apply.
Property Tax Rates Across Cumming, Georgia
Property taxes in Cumming, Georgia, are essential for funding crucial local services such as public schools, road maintenance, and emergency services. The median tax rate in Cumming is 1.06%, which is higher than the U.S. national median of 0.99%. Local government entities within Cumming set these rates annually, and they can vary significantly across different neighborhoods. Each year, Cumming estimates its required budget to maintain services for the upcoming fiscal year, then divides this budget by the total value of all taxable property within the jurisdiction to calculate the property tax rate. While tax rates and budgets are influenced by laws and voter input, this calculation forms the basis of setting property tax rates. The data below compares Cumming's effective property tax rate to other counties in Georgia and the national median. For comparison, the 30040 zip code has the highest median property tax rate of 1.06%, while the 30028 zip code has the lowest median tax rate of 1.06%. Understanding how these cities compare with Cumming provides valuable insights into the varying tax landscape across Cherokee County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Cumming Tax Rate
1.06%
Average Cherokee County Tax Rate
1.07%
Average Georgia Tax Rate
1.08%
Average United States Tax Rate
0.99%
Property Tax Rates Across Cumming, Georgia
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 30028 | 0.29% | 0.47% | 1.06% | 1.14% | 1.14% |
| 30040 | 0.28% | 0.35% | 1.06% | 1.14% | 1.14% |
Source: Ownwell
Property Tax Assessment Values Across Cumming, Georgia
In Cumming, Georgia, understanding the distinction between "market value" and "assessed value" is essential for grasping property taxes. The market value represents the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors such as location, property condition, and economic trends. This value is estimated by the Cherokee County Appraisal District for tax purposes. In contrast, the assessed value is the market value minus any applicable exemptions or limits based on local laws and available programs. This assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. In Cumming, assessment notices are typically mailed out in the spring, usually by mid-April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. For instance, the highest median tax bill in Cumming is $3,323 in the 30040 zip code, while the lowest is $3,210 in the 30028 zip code. By understanding these valuation concepts, property owners can better navigate their tax responsibilities and identify opportunities for protesting assessments or applying for exemptions to effectively manage their tax burden.
Average Cumming Assessed Value
$380,000
Average Cherokee County Assessed Value
$343,100
Average Georgia Assessed Value
$231,400
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Cumming, Georgia
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 30028 | $79,640 | $203,100 | $379,600 | $651,650 | $778,320 |
| 30040 | $116,310 | $234,450 | $398,500 | $679,678 | $1,013,650 |
Source: Ownwell
Property Tax Bills Across Cumming, Georgia
In Cumming, property tax bills are determined by multiplying the assessed value of a home by the local tax rate. The assessed value is typically a percentage of the market value, and this figure is then adjusted based on any applicable exemptions. For instance, a home with a median price of $380,000 in Cumming would have its assessed value calculated and then taxed accordingly. Several factors influence the final tax bill, including property location, home value, and any exemptions for which the homeowner qualifies. In Cherokee County, the 25th percentile tax bill is around $1,138, while the 75th percentile reaches approximately $5,637. At the higher end, the 90th percentile tax bill can be as much as $8,120. These tax bills can significantly impact homeowners, especially when compared to the national median property tax rate of 0.99%. Homeowners in Cumming need to stay informed about their property's assessed value and any potential exemptions to manage their tax liabilities effectively.
Average Cumming Tax Bill
$3,265
Average Cherokee County Tax Bill
$3,215
Average Georgia Tax Bill
$2,212
Average United States Tax Bill
$2,690
Property Tax Bills Across Cumming, Georgia
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 30028 | $571 | $1,167 | $3,210 | $5,723 | $8,007 |
| 30040 | $664 | $1,121 | $3,323 | $5,511 | $8,677 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | June 15 |
| Tax Bill | |
| Issued | September 1 |
| Due Date #1 | September 15 |
| Due Date #2 | November 15 |
Links | |
|---|---|
| Cherokee Assessor's Office | |
| Website | beacon.schneidercorp.com |