Forsyth County Property Assessor 2026: Search & Tax Records

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Forsyth County Georgia 2026 Property Record Navigator

Search Forsyth County qPublic Assessments, Property Taxes, GIS Maps and Deed Records

Forsyth County, Georgia property research starts with the Board of Assessors, not the Tax Commissioner. Chief Appraiser Joel T. Benton’s appraisal office determines fair market value, maintains the qPublic parcel database, administers exemptions and receives assessment appeals. Tax Commissioner David D. Hicks handles tax bills and collections, while Clerk of Superior Court Greg G. Allen maintains deeds, liens, plats and other recorded real-estate documents.

The 2026 cycle includes major changes. Annual Notices of Assessment were mailed June 26, the Assessors Office moved to 426 Canton Highway on June 29, the county changed how 2026 assessment notices display tax information, and the normal 45-day appeal period for the standard June 26 notice runs through Monday, August 10, 2026. This guide connects qPublic, appeals, homestead exemptions, tax payments and deed research in one workflow.

Search owner, address, parcel or legal information
Decode fair market and 40% assessed value
Use the correct 2026 appeal and homestead deadline
Connect assessor records with tax bills and deeds
Search qPublic Property View 2026 Assessment Search & Pay Tax Search Deeds & Liens
Chief Appraiser Joel T. Benton
Assessor phone 770-781-2106
Tax Commissioner David D. Hicks
Tax phone 770-781-2110
Last verified August 7, 2026
Critical 2026 deadline

Forsyth County’s Standard 2026 Appeal Window Is Still Open—But Barely

2026 Annual Notices of Assessment were mailed June 26, 2026. Forsyth County gives property owners 45 days from the mailing date to appeal. For the countywide June 26 mailing, that 45-day period runs through Monday, August 10, 2026.
As of August 7 Only three calendar days remain before the standard August 10 deadline for the June 26 notice.
File online, mail or in person Forsyth County’s 2026 policy no longer accepts assessment appeals by email or fax.
Check your own notice If your individual notice has a different mailing date, use the appeal deadline printed on that notice rather than assuming August 10.
Do not send a tax payment with the assessment notice. The 2026 Annual Notice of Assessment is informational and specifically states that it is not a bill.
Homestead deadline changed too: Forsyth County currently allows qualifying 2026 homestead applications through the end of the property owner’s 45-day assessment-appeal window. For a standard June 26 notice, that means August 10, 2026.
Four different property-record jobs

Which Forsyth County Office Handles Your Question?

Board of Assessors

  • Fair market value
  • qPublic property search
  • Property characteristics
  • Homestead exemptions
  • Personal property
  • Assessment appeals

Board of Equalization

  • Formal appeal hearings
  • Value disputes
  • Uniformity disputes
  • Taxability disputes
  • Exemption disputes
  • Written appeal decisions

Tax Commissioner

  • Tax bills
  • Online payments
  • Delinquent taxes
  • Fi.Fa. tax liens
  • Tax sales
  • Payment receipts

Clerk of Superior Court

  • Deeds
  • Security deeds
  • Liens and releases
  • Plats
  • Real-estate indexes
  • Certified copies
Georgia office split: The Board of Tax Assessors establishes value. The Tax Commissioner collects county and county-school ad valorem taxes. The Clerk records the legal instruments associated with the property.
For a different Texas-style appraisal-district system, compare the Collin County tax assessor property search guide.

Choose the Forsyth County Property Task You Need

Find a property Search qPublic by owner, location address, parcel number or legal information.
Review 2026 assessment Compare fair market value, assessed value, property details, exemptions and prior value.
File a 2026 appeal Act by the 45-day deadline shown on the Annual Notice of Assessment.
Apply for homestead Verify 2026 eligibility and submit before the applicable assessment-appeal deadline.
Search or pay taxes Use the Tax Commissioner’s AssuranceWeb property-tax database.
Find deed or lien Use Clerk eSearch for recorded real-estate documents and indexes.

Jump to Your Forsyth County Property Task

Official assessor property search

How to Search Forsyth County qPublic Property Records

Open Forsyth County qPublic. Use the official Forsyth County qPublic property search.
Use the parcel number when available. The parcel ID is usually the safest bridge between assessor, map, tax and deed research.
Otherwise search the physical address. Begin with street number and street name rather than typing every address component.
Use owner-name search carefully. Search surname, trust, estate or company variations if the complete owner name does not match.
Open the matching property summary. Confirm owner, property address, parcel number, acreage and legal-description clues.
Review the appraisal. Save fair market value, assessed value, land/building information, homestead codes and map information.
Check neighboring properties if preparing an appeal. qPublic can help identify comparable parcels, but use market-relevant similarities rather than selecting only lower assessments.
Move to the Tax Commissioner for bill status. qPublic is not proof that property taxes have been paid.
qPublic supports four useful search paths: Owner Name, Location Address, Parcel Number and Legal Information.

Forsyth County qPublic Search Field Decoder

Owner Name Useful for finding every property associated with a person, trust, estate or company. SMITH JOHN
Location Address Search the actual property location, not the tax mailing address. 123 MAIN
Parcel Number Best exact identifier for moving between appraisal and tax records. Parcel ID
Legal Information Useful for subdivision, lot, block or other legal-description searches. LOT / BLOCK
Map Use for vacant land, adjoining parcels and location context. GIS / Beacon
Comparable Properties Useful during an assessment appeal when matched for location and property characteristics. Comparable review

What to Verify on a Forsyth County Property Record

Record field What it means What to compare
Parcel ID County property identifier. Tax bill, appeal notice and Clerk-related property research.
Owner Owner associated with assessor records. Latest recorded deed, especially after a recent sale.
Fair Market Value Board of Assessors’ estimate of full market value. Recent arm’s-length sales and property condition.
Assessed Value Generally 40% of fair market value under Georgia law. Annual Notice of Assessment.
Land Value Value assigned to land component. Lot size, acreage, location and special-assessment status.
Improvement Value Value assigned to taxable buildings/improvements. Square footage, age, grade, condition and additions.
Homestead Codes Exemptions applied to the property. 2026 assessment notice and actual eligibility.
Tax District Local taxing jurisdiction associated with the parcel. County/city status and applicable millage.
Acreage Assessor parcel acreage. Deed, plat and professional survey when exact acreage matters.
Property Description Assessment classification and identifying information. Actual use and physical property.
Georgia 40% assessment rule

How Forsyth County Converts Fair Market Value to Assessed Value

Fair Market Value Estimate what the property would sell for in an arm’s-length transaction.
Assessed Value Georgia generally assesses property at 40% of fair market value.
Exemptions Apply qualifying homestead or other exemptions.
Millage County, school and other applicable rates are applied.
Tax Bill Tax Commissioner issues and collects the final bill.
Simple assessment example A $500,000 fair market value generally produces a $200,000 assessed value before applicable exemptions or specialized valuation rules.
Do not multiply FMV directly by millage Forsyth County tax calculations start from the Georgia assessed-value framework, then account for exemptions and applicable rates.
2026 rates were not the purpose of the June assessment notice. Local governments establish millage later in the year. Do not use Forsyth County’s 2025 total millage as if it were automatically the final 2026 rate.
2026 notice looks different from 2025

What Changed on the Forsyth County 2026 Annual Notice of Assessment?

Estimated property tax removed The 2026 assessment notice no longer includes the prior estimated year-end property-tax amount.
Estimated rollback rates removed Changes tied to 2026 Georgia legislation altered the rollback-rate information previously shown.
Bond/fire tax estimates removed Estimated millage/tax information for School Bond, County Bond and Fire Operations is no longer shown in the same way.
Estimated exemption savings added The notice now displays estimated tax savings generated by exemptions when applicable.
Appeal information remains The notice still identifies the mailing date, appeal deadline and property-owner appeal rights.
Fair market and assessed value remain central The document continues to show the values used to build the tax digest.
Legislation behind the change: Forsyth County identifies Georgia SB 33 and SB 566 in 2026 together with HB 581 and HB 92 from 2025 as drivers of the updated assessment-notice format.
Evidence request right: Forsyth County’s 2026 notice explains that documents and records used to determine the 2026 value are available upon request and must be provided within 10 business days of the request.
Standard June 26 notice deadline: August 10, 2026

How to Appeal a Forsyth County 2026 Property Assessment

Notices mailed Countywide 2026 Annual Notices of Assessment were mailed.
Office moved Board of Assessors opened at 426 Canton Highway.
Current date Standard appeal window remains open.
Standard deadline 45 days after the June 26 notice mailing.
Millage process Taxing authorities adopt final tax rates.
Tax bills Tax Commissioner normally mails property-tax bills.
Open your 2026 property record. Search qPublic by owner, address or parcel.
Read the actual notice mailing date and appeal deadline. The standard countywide notice was mailed June 26, but your individual notice controls if it differs.
Identify your appeal grounds. Common Georgia grounds include value, uniformity, taxability or denial of exemption.
Build evidence. Use photographs, measurements, condition issues, qualified appraisal evidence, relevant sales and properly selected comparable assessments.
Choose an appeal method. Board of Equalization is the broadest common route; arbitration and hearing-officer routes have narrower rules.
File online, by mail or in person. Forsyth County specifically states that 2026 appeals are no longer accepted by email or fax.
Keep proof of filing. Save online confirmation or use trackable/postmarked mail.
Mail warning: If mailing near the deadline, use a mailing method that provides a clear postmark/tracking record. Georgia requires the appeal to be filed within 45 days from the assessment-notice date.
  • 2026 Annual Notice of Assessment
  • qPublic property summary
  • Photos of property condition
  • Correct square footage/acreage
  • Repair estimates
  • Recent relevant sales
  • Comparable assessments
  • Proof of appeal filing
“I am appealing Forsyth County parcel __________ for tax year 2026. My notice was mailed __________ and shows fair market value __________. I believe the correct value is __________ because __________. Please confirm receipt of my appeal and the appeal method selected.”
Open 2026 Assessment Notice & Appeal Route Search the parcel, review the notice and use the current online appeal option.

Forsyth County Assessment Appeal Options Explained

Board of Equalization Can hear value, uniformity, exemption and taxability issues. There is no filing cost for a BOE appeal.
Nonbinding Arbitration Limited to valuation disputes and requires a certified appraisal. Fees and procedural rules apply.
Hearing Officer Available for qualifying non-homestead real property and certain personal-property accounts that meet statutory value thresholds.
Superior Court Route The current 2026 notice identifies a Superior Court route requiring a written agreement with the County Board of Tax Assessors.
2026 hearing-officer thresholds: Forsyth County’s current notice lists non-homestead real property above $500,000, wireless personal property with aggregate FMV above $500,000, or other personal property with aggregate FMV above $200,000 for qualifying value/uniformity appeals.
Board of Equalization contact: 770-781-2120, extension 2666. Current Clerk staffing information lists boe@forsythco.com.
After a BOE decision: Forsyth County’s Board of Equalization guidance states that a petition for review to Superior Court is generally due within 30 days after the Board’s decision is mailed or delivered, with a $25 filing cost listed by the Clerk.
2026 filing window extended to assessment appeal deadline

Forsyth County Homestead Exemption Rules for 2026

Own and occupy January 1 The property must have been owned and occupied as the applicant’s primary residence for the tax year.
Only one homestead An applicant cannot claim homestead status on another property.
2026 deadline extended Forsyth County allows qualifying homestead applications through the end of the 45-day assessment appeal period.
Online portal closed for 2026 The county says its online homestead portal is no longer accepting 2026 applications.
In-person filing remains important Owners trying to meet the remaining 2026 window should use an authorized county filing location.
2027 portal reopens later Forsyth County says the online portal is expected to reopen in November 2026 for 2027 applications.

What to bring

  • Georgia driver’s license
  • Property address matching residency proof
  • Vehicle registration if license address differs
  • Voter registration if used as alternate proof
  • Last four digits of Social Security number
  • Spouse information when applicable
  • Prior homestead removal letter when applicable
  • Permanent resident card for non-citizen applicant
Current Forsyth standard homestead amounts: the county lists an $8,000 assessed-value exemption for County M&O, $8,000 for Fire District tax and $2,000 for local School M&O, subject to the specific homestead code and applicable taxing category.
Ownership after death or divorce: Forsyth County says the new owner must report the ownership change to the Assessors Office and reapply for exemptions that were in the previous owner’s name.
Open Homestead & Other Exemptions Review current filing rules, required documentation and exemption types.
Age-based and income-based relief

Forsyth County Age 65 School Tax and Other Homestead Benefits

Age 65 School Exemption Forsyth County lists an L1 exemption that can exempt 100% of assessed value from local School M&O and School Bond tax for qualifying age-65 homeowners.
Standard Homestead The standard S1 benefit includes county, fire and local-school assessed-value reductions.
Floating Homestead Forsyth County uses a local floating exemption mechanism in qualifying situations to address increases in assessed value, excluding qualifying additions or improvements.
Income-Based Senior Relief Additional income-based exemptions may be available to qualifying homeowners age 62 or older.
Disability Benefits Owners receiving qualifying disability benefits may be eligible for additional local exemptions.
Veteran / Survivor Benefits Disabled veterans and certain surviving spouses may qualify for Georgia property-tax exemptions.
Income-based paperwork: Forsyth County currently requires documentation such as the current federal income-tax return, Social Security benefit statement, retirement 1099s, IRA information and interest statements for homestead programs with income requirements.
Do not assume age automatically adds the exemption: Forsyth County tells homeowners who later become eligible for an additional homestead benefit—including the age-65 school exemption—to apply for it.
Georgia property return period: January 1–April 1

Forsyth County Real Property Returns and New-Owner Rules

Return period Forsyth County property tax returns are filed with the Board of Assessors between January 1 and April 1.
What “return” means Filing a return declares the taxable property and can state the value the taxpayer believes represents fair market value.
PT-61 can substitute A properly completed Real Estate Transfer Tax declaration can serve as the return when statutory conditions are met.
January 1 ownership matters County tax records must reflect the owner of record as of January 1 for the taxable year.
Purchased after January 1 The tax bill can initially be associated with the January 1 owner even though a sale occurred later.
Changed/improved property A taxpayer should not assume the PT-61 alone covers a property that was subdivided, changed or improved after transfer.
Buyer/seller shortcut: The Tax Commissioner says a closing statement can be emailed to tax@forsythco.com or faxed to 678-455-1207 so the tax bill can be changed to the new owner’s name when purchased before the county’s November 15 due date.
CUVA, preferential and specialized assessments

Forsyth County Agricultural and Conservation Use Property

Conservation Use Valuation Qualifying agricultural, forest and conservation-use land can receive specialized valuation under Georgia law.
Preferential Assessment Certain qualifying tangible real property can receive preferential assessment when statutory conditions are met.
Other special categories Forsyth lists historic, landmark, residential transitional, brownfield and forest-land classifications among specialized programs.
Application creates obligations Specialized assessment programs can involve use commitments, inspection and potential financial consequences when the qualifying use changes.
Recording fee after approval Forsyth’s 2026 CUVA guidance says an approved application requires a one-time $25 filing fee to record the application with the Clerk.
Denied applications can be appealed Current Forsyth CUVA guidance provides a 45-day written appeal period after a denial letter.
BOE timing: Forsyth County’s 2026 CUVA guidance says Board of Equalization hearings on these appeals generally do not begin until late September or early October.
Personal-property filing deadline has passed

Forsyth County Business Personal Property for 2026

Business assets Furniture, fixtures, machinery, equipment, inventory and other business property can be taxable personal property.
Aircraft and boats Forsyth County also identifies aircraft and boats/motors as personal-property categories.
Annual April 1 deadline Businesses and other taxpayers with reportable personal property are required to file by April 1.
Late-filing penalty Forsyth County states that failure to file or late filing can result in a 10% penalty.
Appraisal notice can still be appealed A personal-property assessment notice creates its own 45-day appeal period.
Search the correct account type A company can have both a real-property parcel and separate business-personal-property account.
Forsyth County standard due date: November 15

Forsyth County Property Tax Bill and Payment Timeline

Owner date Tax records reflect the owner of record as of January 1.
Return period closes Property returns and ordinary filing period end.
Assessment notice 2026 countywide notices mailed.
Tax bills County says property-tax bills are usually mailed in late August.
County due date Forsyth’s standard annual payment date.
Delinquency Interest, penalty and lien procedures can begin.
2026 calendar caution: November 15, 2026 falls on a Sunday. The county’s published general rule still says payment is due November 15, so confirm the operational 2026 deadline shown on the actual tax bill once the bill is issued rather than assuming Monday automatically applies.
Online Use the Tax Commissioner’s official Search & Pay Property Tax system.
Mail Make checks payable to Forsyth County Tax Commissioner and mail to 1092 Tribble Gap Road, Cumming, GA 30040.
In person Payments are accepted at the Tribble Gap Road or Sharon Springs Tax Commissioner locations.
Drive-through The main Tribble Gap Road office provides drive-through service for property-tax payments.
Mortgage escrow Forsyth County mails the homeowner a bill; the mortgage company typically obtains its own copy through a tax service.
Owner responsibility remains The county warns that a homeowner remains responsible for ensuring the tax is paid by the due date even when escrow is used.
Forsyth County delinquent tax path

What Happens When Forsyth County Property Taxes Are Not Paid?

Monthly interest Taxes not paid by the county due date accrue interest at the rate prescribed by Georgia law.
5% penalty increments Forsyth County says a 5% penalty can be added every 120 days, up to a maximum 20% penalty on the remaining balance.
Fi.Fa. tax lien The Tax Commissioner can issue a tax execution against delinquent property.
30-day warning Forsyth County states that a 30-day notice of intent is sent before a Fi.Fa. is issued.
90-day lien fee The county currently lists a $22.50 Fi.Fa. fee on bills below $100 and $32.50 on bills above $100 at the applicable stage.
Tax sale risk Property with an unsatisfied tax execution can ultimately become subject to levy and tax sale.
Tax sale procedure: When a Forsyth County tax sale is scheduled, the auction is held in front of the Forsyth County Courthouse on the first Tuesday of the month and advertised for four consecutive Wednesdays before the sale.
Fi.Fa. record: Tax executions are recorded on the Clerk of Superior Court’s General Execution Docket and Forsyth County states that they remain effective for seven years unless satisfied or otherwise resolved.
“Please give me the current payoff on Forsyth County parcel __________ for tax year(s) __________. Confirm principal, interest, penalties, Fi.Fa. fee, lien status, any pending tax-sale action and the exact amount needed to satisfy the account today.”
Clerk of Superior Court real-estate records

How to Search Forsyth County Deeds, Plats and Liens

Find the property in qPublic first. Save the current owner, prior owner clues, parcel ID and legal-description information.
Open Forsyth County Clerk eSearch. Use the official land-record Name Search.
Search grantor/grantee name variations. Include spouse, trust, estate, LLC, lender and prior-owner names.
Open the deed separately from liens. Deeds, security deeds, assignments, releases, UCC records and lien documents are separate instruments.
Use the General Execution Docket for relevant liens. Tax Fi.Fa.s and other execution-related records can be indexed separately.
Review plats where boundary configuration matters. Do not substitute qPublic GIS for the recorded plat or a professional survey.
Order a certified copy when needed. Legal, probate, refinance or court use may require an official Clerk-certified copy.
Georgia self-filing change: Effective January 1, 2025, Georgia HB 1292 requires parties self-filing real-estate instruments to use electronic filing and complete government-issued ID verification.
Assessor owner ≠ complete title search: qPublic is designed for appraisal administration. Use the Clerk’s land records and a professional title search when legal ownership or encumbrances matter.

Forsyth County Deed, Lien and Copy Fees

Clerk service Published fee Practical note
Deed / quitclaim / common real-estate instrument $25 Additional pages included under the current published schedule.
Security deed cancellation / release / assignment $25 Current published Clerk recording fee.
General Execution Docket / lien filing $25 Relevant for execution and lien filings.
UCC filing $25 Current published base filing amount.
Certified copy / exemplification with seal $2.50 Additional pages currently listed at $0.50 each.
Regular copy $0.50/page Staff-assisted and oversize copies can cost more.
Before recording: Verify current Georgia e-filing requirements, identity verification and document preparation rules rather than relying only on the fee amount.

Forsyth County Buyer and Homeowner Record Checklist

Situation Records to check Best next action
Buying a home qPublic, tax account, deed, security deed, liens, plat and survey. Compare public data with title commitment, appraisal and inspection.
Purchased after January 1 January 1 tax owner, recorded deed and closing statement. Send closing statement to Tax Commissioner if bill ownership needs updating.
2026 value seems too high June 26 notice, qPublic, sales and property characteristics. File by August 10 for the standard notice cycle.
Homestead missing 2026 notice exemption codes and residency evidence. Use remaining 45-day application window if still timely.
Age 65 owner S1/L1 exemption codes and age eligibility. Do not assume the school exemption was automatically added.
Mortgage escrow Tax payment search and mortgage account. Verify payment before submitting a duplicate homeowner payment.
Agricultural acreage CUVA/specialized assessment status, acreage and recorded covenant. Review use obligations before changing property use.
Lien/title concern Deed, security deed, releases, execution docket and title search. Use a Georgia title professional or attorney for complete legal review.

Forsyth County Property Search Problems and Fixes

Problem Practical fix Correct office
Cannot find property by address Remove suffix/direction and search owner or parcel number. Board of Assessors / qPublic
Recent buyer not shown Verify recorded deed and remember January 1 ownership rules. Clerk / Assessor / Tax Commissioner
2026 value seems wrong Request appraisal evidence and file before applicable 45-day deadline. Board of Assessors
Trying to email an appeal Use online, mail or in-person filing; 2026 policy no longer accepts email/fax appeals. Board of Assessors
Homestead portal closed Use authorized in-person filing while the 2026 deadline remains open. Board of Assessors / filing location
Assessment notice has no tax estimate That is intentional under the updated 2026 notice format. Board of Assessors
Need 2026 final bill now Bills are normally mailed later in August; verify live tax portal when issued. Tax Commissioner
Tax portal shows old owner Send closing statement to Tax Commissioner when applicable. Tax Commissioner
Need deed search Use Clerk eSearch by current and prior owner names. Clerk of Superior Court
GIS boundary looks wrong Review plat/deed and obtain a professional survey. Clerk / Surveyor
Need complete title certainty Use title company or Georgia real-estate attorney. Private professional
Delinquent tax amount differs from old bill Request live payoff with interest, penalties and Fi.Fa. fees. Tax Commissioner

Forsyth County Assessor, Tax Commissioner and Clerk Contacts

Forsyth County Board of Assessors Chief Appraiser: Joel T. Benton
New location effective June 29, 2026
426 Canton Highway
Cumming, GA 30040
770-781-2106
Fax: 678-455-8493
Monday–Friday, 8:30 a.m.–5:00 p.m.
Forsyth County Tax Commissioner David D. Hicks
Main Office
1092 Tribble Gap Road
Cumming, GA 30040
770-781-2110
tax@forsythco.com
Monday–Friday, 8:30 a.m.–5:00 p.m.
Clerk of Superior Court Greg G. Allen
101 East Courthouse Square
First Floor, Suite 1007
Cumming, GA 30040
770-781-2120
Real Estate: realestate@forsythco.com
Second Tax Commissioner location: Sharon Springs Office, 1950 Sharon Road, Cumming, GA 30041. Tax Commissioner office hours are Monday–Friday, 8:30 a.m.–5:00 p.m., excluding holidays.
Do not visit the old Assessor location: the Board of Assessors relocated from 110 E. Main Street to 426 Canton Highway effective June 29, 2026.
Official live-action routes

Forsyth County Property Record Action Center

Use qPublic for value, the assessment-notice route for an appeal, the Tax Commissioner for bills and the Clerk for recorded documents.

Search qPublic Owner, address, parcel and legal information. Review / Appeal 2026 Value Annual Notice of Assessment and online appeal. Search & Pay Tax Bill, parcel, owner, address and payment status. Search Land Records Deeds, security deeds, liens and other indexed documents.
Exactly 10 Forsyth County answers

Forsyth County Property Assessor Search and Tax Records FAQs

1. Which Forsyth County does this property assessor guide cover?

This guide covers Forsyth County, Georgia, including the Board of Assessors, qPublic property records, Tax Commissioner and Clerk of Superior Court property indexes.

2. How do I search Forsyth County Georgia property records?

Use the official Forsyth County qPublic system. It supports searches by owner name, location address, parcel number and legal information. After opening the record, verify fair market value, assessed value, acreage, property details, exemptions and parcel ID.

3. What is the Forsyth County 2026 assessment appeal deadline?

Countywide 2026 Annual Notices of Assessment were mailed June 26, 2026. The standard 45-day appeal period therefore runs through August 10, 2026. Property owners with a notice bearing a different mailing date should use the deadline printed on their individual notice.

4. How can I file a Forsyth County assessment appeal in 2026?

Forsyth County currently accepts assessment appeals online, by mail or in person at the Board of Assessors. The county states that appeals are no longer accepted by email or fax under the current 2026 policy.

5. Why is Forsyth County assessed value only 40% of market value?

Georgia law generally requires property to be assessed at 40% of fair market value. Forsyth County first determines fair market value and then uses the 40% assessed value, subject to exemptions and specialized appraisal rules, in the property-tax calculation.

6. Can I still file a 2026 Forsyth County homestead exemption?

Forsyth County currently allows qualifying homestead applications through the end of the property owner’s 45-day assessment appeal window. For the standard June 26 notice, that window ends August 10, 2026. The online 2026 homestead portal is closed, so owners should use an authorized in-person filing route if still eligible and timely.

7. When are Forsyth County Georgia property taxes due?

The Forsyth County Tax Commissioner states that property-tax bills are normally mailed in late August and payment is due November 15. Because November 15, 2026 falls on a Sunday, taxpayers should follow the exact operational deadline shown on the 2026 bill when it is issued.

8. Who is the Forsyth County Tax Commissioner in 2026?

David D. Hicks is the current Forsyth County Tax Commissioner. The office handles property-tax billing and collection from its main location at 1092 Tribble Gap Road and the Sharon Springs location at 1950 Sharon Road.

9. How do I search a Forsyth County deed or property lien?

Use the Forsyth County Clerk of Superior Court eSearch system. Search current and prior owner names to locate deeds, security deeds, liens, releases and related indexed real-estate documents.

10. Where is the Forsyth County Board of Assessors located now?

The Board of Assessors moved from 110 E. Main Street to 426 Canton Highway, Cumming, Georgia 30040 effective June 29, 2026. Office hours are Monday through Friday from 8:30 a.m. to 5:00 p.m.

Official Sources and 2026 Verification

Forsyth County Board of Assessors Current 2026 notices, office relocation, Chief Appraiser, assessment duties and qPublic links. Forsyth County qPublic Owner, location address, parcel and legal-information property search. 2026 Assessment Notice Announcement June 26 mailing date, 45-day appeal period and 2026 notice-format changes. Assessor Office Relocation Confirms the June 29, 2026 move to 426 Canton Highway. Homestead & Other Exemptions Current 2026 filing window, documentation and online-portal status. Forsyth County Tax Commissioner David D. Hicks, office locations, hours and property-tax services. Property Tax Information January 1 owner rule, late-August bills, November 15 due date, delinquency and buyer/seller instructions. Search & Pay Property Tax Tax Year, Name, Bill Number, Company, Parcel and Address search. Clerk Property Index Search Forsyth County recorded real-estate indexes. Georgia Property Tax Valuation 40% assessed-value rule and statewide appraisal framework. Georgia PT-311A Appeal Form State appeal form and 45-day filing requirement. Clerk Recording Fees Current published deed, lien and copy charges.
Verified specifically for August 7, 2026: Forsyth County, Georgia jurisdiction; Chief Appraiser Joel T. Benton; Board of Assessors move to 426 Canton Highway; June 26 assessment mailing; 45-day appeal period; August 10 standard deadline; online/mail/in-person appeal routes; no 2026 email/fax appeals; new assessment-notice format; qPublic search methods; 40% assessed-value rule; extended 2026 homestead filing window; standard and age-65 exemption details; personal-property April 1 deadline and 10% late penalty; David D. Hicks as current Tax Commissioner; tax-office locations; late-August billing; November 15 standard due date; delinquency/Fi.Fa. procedure; Clerk eSearch; and current recording fees.

CountyPropertyAppraiser.org is an independent informational website. It is not affiliated with Forsyth County Government, the Forsyth County Board of Assessors, Board of Equalization, Tax Commissioner, Clerk of Superior Court, Georgia Department of Revenue, Schneider/qPublic or AssuranceWeb.

Property values, exemption eligibility, appeal deadlines, millage rates, payment fees, tax-sale schedules, office procedures and online systems can change. For any deadline-sensitive action, use the date printed on the taxpayer’s actual notice or bill and verify the filing with the responsible official office.

Last reviewed: August 7, 2026.

Slug: forsyth-county-tax-assessor-property-search

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County Property Search, Homestead & Tax Help Toolkit

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Homestead Exemption Readiness Check

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Your preparation checklist

Value term Simple meaning
Market value The appraiser’s estimate of the property’s value as of the assessment date.
Assessed value The value after limits or caps may be applied.
Exemptions Approved reductions such as homestead or other exemptions.
Taxable value The value used by taxing authorities after exemptions.

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