Cumming, Georgia Property Taxes
The median property tax rate in Cumming, GA is 0.61%, significantly lower than both the national median of 0.99% and Georgia's state median of 1.08%. With a median home value of $681,230 in Cumming, the typical annual property tax bill amounts to $3,852, surpassing 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 such as 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
0.61%
Estimate Property Tax Bill
$4,156
$3,856
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 crucial for funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Cumming is 0.61%, lower than both the Georgia state median and 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 30028 zip code has the highest median property tax rate of 0.61%, while the same zip code also has the lowest median tax rate of 0.61%. Understanding how these areas compare with Cumming provides valuable insights into the varying tax landscape across Dawson County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Cumming Tax Rate
0.61%
Average Dawson County Tax Rate
0.60%
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 | 0.12% | 0.41% | 0.61% | 0.63% | 0.66% |
Source: Ownwell
Property Tax Assessment Values Across Cumming, Georgia
In Cumming, Georgia, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. The market value is the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors like location, property condition, and economic trends. This value is estimated by the Dawson 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. The 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. By understanding the distinction between these valuation concepts, property owners can better navigate their tax responsibilities and comprehend how their property taxes are determined. The median home price in Cumming is $681,230, with tax bills ranging from $1,605 at the 25th percentile to $6,759 at the 90th percentile. Notably, the zip code 30028 has the highest median tax bill of $3,852. Being aware of these valuation processes helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden.
Average Cumming Assessed Value
$681,230
Average Dawson County Assessed Value
$401,900
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 | $307,820 | $326,145 | $681,230 | $839,650 | $1,172,600 |
Source: Ownwell
Property Tax Bills Across Cumming, Georgia
In Cumming, located in Dawson County, GA, property tax bills are calculated based on the assessed value of a home. The assessed value is typically a percentage of the market value of the property. Local tax authorities then apply the county's tax rate to this assessed value to determine the annual tax bill. Several factors influence the final tax bill, including the property's location, size, and any applicable exemptions or deductions. For homeowners in Cumming, the tax bills vary significantly. The 25th percentile tax bill is around $1,605, while the 75th percentile tax bill reaches up to $4,882. Those in the 90th percentile can expect to pay approximately $6,759 annually. The median home price in Cumming is $681,230, which, when compared to the national median property tax rate of 0.99%, shows how local rates and home values can significantly affect what homeowners owe. Understanding these factors helps homeowners plan for their annual property tax expenses effectively.
Average Cumming Tax Bill
$3,852
Average Dawson County Tax Bill
$2,230
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 | $392 | $1,605 | $3,852 | $4,882 | $6,759 |
Source: Ownwell