Due-diligence checklist
The checks that decide a luxury purchase here
Answer a few questions; the list filters itself. Every check names who to ask and links the official source where one exists.
Before the offer
Confirm the city and county of the parcel
The mailing city does not decide the government; the tax district on the county record does.
Who to ask: The county assessor’s property record
Fulton County Board of Assessors, checked 2026-10-19
Johns Creek or not? Use the city’s address check
Johns Creek publishes a Confirm Address map for its city limits.
Who to ask: City of Johns Creek GIS
City of Johns Creek: Confirm Address, checked 2026-10-19
Look up the assigned schools by exact address
Attendance zones are drawn by the district and change; listings can be out of date.
Who to ask: Fulton County Schools locator
Fulton County Schools, checked 2026-10-19
Look up Forsyth County Schools by address
Forsyth-side Alpharetta addresses are zoned by Forsyth County Schools.
Who to ask: Forsyth County Schools locator
Forsyth County Schools: school locator, checked 2026-10-19
Price the yearly tax in the right jurisdiction
Combined millage differs by several mills between the four jurisdictions.
Who to ask: This site’s estimator; the county tax record
Georgia DOR 2025 millage digest, checked 2026-10-19
During due diligence
Read the zoning of the parcel
Most of Milton is zoned agricultural with one-acre minimum lots; zoning limits splits, outbuildings and uses.
Who to ask: City of Milton planning staff
City of Milton, checked 2026-10-19
Get the septic permit and an inspection
Milton does not provide sewer itself; many large lots are on septic.
Who to ask: The seller; the county environmental health office; a septic inspector
City of Milton: water, sewer and septic, checked 2026-10-19
Check the flood map for the lot
Lots near the Chattahoochee or a creek may be in a mapped flood zone, which affects insurance and building.
Who to ask: FEMA Flood Map Service Center
FEMA Flood Map Service Center, checked 2026-10-19
Read the association’s covenants, budget and pending assessments
Covenants govern fences, outbuildings, rentals and exterior changes; dues and special assessments add to carrying cost.
Who to ask: The homeowners association; the seller
Ask the club about membership terms
Club membership is separate from the house purchase; terms and transfer rules are set by the club.
Who to ask: The club’s membership office
Get last year’s tax bill and its exemptions
The seller’s exemptions end with the sale; your bill depends on what you file.
Who to ask: The seller; the city or county tax office
Georgia DOR: county property tax facts, checked 2026-10-19
Confirm permits for barns, pools and guest houses
Unpermitted structures can be a problem at resale and with insurers.
Who to ask: The city’s building department (or Forsyth County)
At closing
Budget the Georgia transfer tax
The state taxes the deed at $1 per $1,000 of price; the contract says who pays it.
Who to ask: Your closing attorney
Georgia DOR: real estate transfer tax, checked 2026-10-19
Budget the intangible recording tax on the loan
Georgia taxes a long-term note at $1.50 per $500, capped at $25,000.
Who to ask: Your lender and closing attorney
Georgia DOR: intangible recording tax, checked 2026-10-19
Choose the closing attorney early
Georgia closings are handled by an attorney.
Who to ask: Your agent
In re UPL Advisory Opinion 2003-2 (summary), checked 2026-10-19
After you move in
File for homestead by April 1
Exemptions only apply after you file; the deadline is April 1 of the first year you want them.
Who to ask: Fulton County Board of Assessors or Forsyth County Board of Assessors
Georgia DOR: county property tax facts, checked 2026-10-19
Watch for the assessment notice and the 45-day appeal window
If the assessor’s value looks wrong, the appeal clock starts when the notice is mailed.
Who to ask: The county board of assessors
Georgia DOR: county property tax facts, checked 2026-10-19
Ask an agent about a specific home
A planning list, not legal advice. Your contract, your attorney and the offices linked here decide the details.
Questions buyers ask
When is the homestead exemption deadline?
April 1. In Georgia you can apply any time after the home becomes your primary residence, up to April 1 of the first year you want the exemption.
Source: Georgia Department of Revenue: County Property Tax Facts (Fulton; Forsyth)
How much is the transfer tax on a home in Georgia?
Georgia’s transfer tax is $1 for the first $1,000 of the price plus 10 cents for each additional $100, about $1 per $1,000. On a $1.5 million sale it is $1,500.
Source: Georgia Department of Revenue: Real Estate Transfer Tax
What is Georgia’s intangible tax on a mortgage?
Georgia’s intangible recording tax on a long-term note is $1.50 per $500 of the loan, capped at $25,000 per note. On a $1,000,000 loan it is $3,000.
Source: Georgia Department of Revenue: Intangible Recording Tax
Who pays the transfer tax in Georgia?
The Georgia Department of Revenue says the seller is liable for it, though sales contracts often shift it to the buyer. Read your contract.
Source: Georgia Department of Revenue: Real Estate Transfer Tax
Tax rates, exemptions and rules change every year. Every number on this page links to the office that sets it; confirm with that office before you rely on it.
