Fulton County Proposes Major Tax Increase: But there is still time to appeal and make your voice heard.
Buckhead homeowners are navigating a changing property tax environment in 2025, with assessment notices reflecting several years of real estate appreciation as tax authorities adjust millage rates to meet ongoing municipal needs. While property values remain elevated from recent years of heavy appreciation, recent market trends suggest that appreciation may be moderating.
The 2025 Annual Notices of Assessment, mailed on June 17, have shown increased property valuations across the district, reflecting the strong real estate market of recent years. Simultaneously, Fulton County Commissioners voted to raise their maximum possible tax rate above previous levels, citing essential infrastructure needs and program funding.
Market context: Strong past performance, moderating growth ahead
Buckhead’s luxury real estate market achieved record-breaking results in 2024, according to market data from Buckhead.com. The year culminated with the off-market sale of 3391 Tuxedo Road for $19.8 million—the highest price ever recorded in metro Atlanta. However, 2025 has brought signs of market moderation, with elevated interest rates and general political and economic uncertainty cooling buyer demand.
This market softening suggests that the rapid property value appreciation of recent years may plateau, potentially providing some relief for future property tax assessments. As one market analysis noted, “higher interest rates are expected to act as a brake on the overall market until they begin to decline.”
Fulton County Commissioners vote for possible tax hike
After maintaining steady or declining tax rates from 2020-2024, Fulton County Commissioners voted 4-3 in June to set a maximum possible millage rate of 9.87 mills—a full mill higher than the 8.870 rate maintained from 2022-2024.
Commissioner Mo Ivory made the motion to set the higher rate ceiling, with Commissioner Marvin Arrington expressing concern that even this increase might not be sufficient. “I wasn’t sure that was enough to restore funding to veterans’ services, arts organizations, and to revive the youth summer jobs program that was eliminated this year after 10 years of allocations,” Arrington said, according to Rough Draft Atlanta.
Commissioner Dana Barrett supported the increase, citing uncertainty around costs to meet federal consent decree requirements for improving Fulton County Jail conditions. Chief Financial Officer Sharon Whitmore noted the current budget includes $10 million for debt service to enable bond funding for jail improvements, though Barrett questioned whether this would be sufficient.
The vote wasn’t unanimous, with Commission Chairman Robb Pitts, Commissioner Bridget Thorne, and Commissioner Bob Ellis voting against the higher rate. Ellis questioned why a significant tax increase was needed, noting that staff projections don’t suggest the county will face financial difficulties in 2025.
Understanding millage rates vs. Effective Taxes
A crucial concept for property owners to understand is the difference between millage rates and effective tax increases. The millage rate is the rate at which taxes are levied, and even when the millage rates remain stable or decline slightly, the actual tax bills can still increase significantly due to rising property values.
Georgia law requires tax authorities to calculate a “rollback rate” – the millage rate that would generate the same tax revenue as the previous year. When property value increases, the rollback rate may be lower than the prior year’s millage rate. Therefore, even if the newly adopted millage rate remains the same as the previous year or increases nominally, it constitutes an effective tax increase.
This dynamic has been clearly visible in recent years.
Hidden Tax Increases: Even “Steady” Rates Cost You More
A deep dive into the data by The Buckhead Paper found that in 2023, despite keeping the same millage rate, Fulton County actually had an effective 12.80% property tax increase over the prior year due to rising property values. In 2024, maintaining the same millage rate still resulted in a 3.74% effective tax increase. This demonstrates how property value appreciation directly translates to higher tax bills, even if “rates” stay the same.
| Tax Year | Fulton County | City of Atlanta | Atlanta Public Schools | Total Rate | Effective Tax Increase |
|---|---|---|---|---|---|
| 2020 | 9.776 mills | 9.050 mills | 20.740 mills | 39.566 mills | — |
| 2021 | 9.330 mills | 9.050 mills | 20.740 mills | 39.120 mills | — |
| 2022 | 8.870 mills | 9.050 mills | 20.500 mills | 38.420 mills | — |
| 2023 | 8.870 mills | 9.050 mills | 20.500 mills | 38.420 mills | 12.80% |
| 2024 | 8.870 mills | 9.040 mills | 20.500 mills | 38.410 mills | 3.74% |
| 2025 | 9.870 mills (proposed max) | 9.040 mills (est.) | 20.500 mills (est.) | 39.410 mills (projected) | TBD |
Sources: Fulton County financial documents, Atlanta Public Schools budget materials, and official tax increase notices
Understanding your property tax assessment notice
Property tax consultant Evans Hale of Campbell and Brannon emphasizes the importance of understanding what the assessment notice represents and the timing involved.
“The Notice of Assessment IS NOT A BILL,” Hale explains. “The actual tax bill will be released later this year, but the Notice of Assessment is your opportunity to object to the County’s estimate of your property’s fair market value by way of filing an appeal.”
Critical timing requirements apply: “All appeals must be filed within 45 days from the date of the Notice of Assessment,” Hale notes. “Once the tax bill is issued it is too late to appeal!” For 2025, this deadline falls on August 1, 2025. Property owners can check their current assessment online at Fulton County’s Assessors website, rather than waiting for potentially delayed mail delivery.
Should You Appeal? Key Indicators
Not every increase in assessed value warrants an appeal, but certain circumstances may justify the effort. “If the County’s estimate of your home’s fair market value is higher than expected, based on incorrect data, or inconsistent with the value of other similar properties in your neighborhood, we encourage you to consider an appeal,” advises Hale. A significant update for 2025: “Starting this year, property owners must win their appeal and obtain a reduction in value of their property to lock in a three-year freeze!” This makes successful appeals particularly valuable, as they can provide protection against future increases for three years. Property owners can represent themselves in appeals, but professional representation may be beneficial given the complexity involved. A successful appeal can result in both immediate tax savings and the three-year assessment freeze.
Let your elected representatives know how you feel
Buckhead residents are represented by elected officials at multiple levels of government who have direct influence on property tax policy. Here are the key representatives (with varying degrees of influence on your taxes) that you may contact regarding property tax policy:
FULTON COUNTY GOVERNMENT
The first public hearings about this proposed tax increase took place on July 9 (10 a.m. & 6 p.m.), attracting residents voicing frustration over housing costs and inflation. Another hearing is scheduled for August 6, just before the final vote (you can join via zoom or in person )
Fulton County Commission Chairman
- Robb Pitts (At-Large)
- Contact: Fulton County Government, 141 Pryor Street, Atlanta, GA 30303
- Phone: (404) 612-8200
Fulton County Commissioner – District 3 (covers all of Buckhead)
- Dana Barrett
- Contact: Fulton County Government, 141 Pryor Street, Atlanta, GA 30303
- Phone: (404) 612-8200
ATLANTA CITY COUNCIL
District 7 (covers western Buckhead)
- Howard Shook (Note: Not seeking re-election in 2025)
- Contact: Atlanta City Hall, 55 Trinity Ave, S.W., Suite 2900, Atlanta, GA 30303
- Phone: (404) 330-6050
District 8 (covers eastern Buckhead)
- Mary Norwood
- Contact: Atlanta City Hall, 55 Trinity Ave, S.W., Atlanta, GA 30303
- Phone: (404) 330-6000
ATLANTA BOARD OF EDUCATION
The Atlanta Board of Education sets the millage rate for Atlanta Public Schools. Buckhead residents are specifically represented by:
Board Leadership
- Vice Chair: Jennifer McDonald (District 4) – represents Buckhead area
District Representative for Buckhead
- District 4: Jennifer McDonald (Vice Chair) – covers Buckhead neighborhoods
At-Large Representatives (represent entire city including Buckhead)
- Seat 7: Alfred “Shivy” Brooks (First active teacher elected to the board)
- Seat 9: Jessica Johnson
- Seat 8: [Up for election in November 2025]
Contact Information for Atlanta Board of Education
- Address: Atlanta Public Schools, 130 Trinity Avenue, S.W., Atlanta, GA 30303
- Phone: (404) 802-2200 Website: www.atlantapublicschools.us
The school board holds monthly public meetings at the Center for Learning and Leadership auditorium and livestreams meetings online. Board members can be contacted through the main APS office.
Filing a property tax appeal in Buckhead
Homeowners should immediately review their 2025 assessment notice, available online rather than waiting for mail delivery. Those considering an appeal should gather supporting documentation, including recent sales of comparable properties and any independent appraisals.
For guidance through the appeal process, Campbell and Brannon’s Property Tax Division offers specialized expertise in navigating these challenges. “Should you wish to have representation on your appeal or if you have any questions regarding appeals, our Property Tax Division is happy to help you navigate the process,” Hale notes.
For more information on tax appeal services, visit Campbell and Brannon’s tax divisions website.
With the August 1 deadline approaching, property owners have a limited window to take action on their 2025 assessments. Understanding both the immediate options and longer-term market trends can help inform the best strategy for managing property tax obligations in this changing environment.
For the latest updates on Buckhead property tax issues and real estate market trends, continue following Buckhead.com and The Buckhead Paper.
