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Same Price, Four Tax Bills: Alpharetta, Milton, Johns Creek and South Forsyth

The short answer

At the same fair market value, a home pays a different yearly property tax depending on whether it sits in the City of Alpharetta, Milton, Johns Creek or unincorporated Forsyth County, because each layer of government sets its own millage and exemptions. The table below applies the adopted rates to the same values, with and without homestead exemptions. Your own number goes in the estimator.

By the Luxury Homes in Alpharetta Editorial Team1 min read Last checked October 19, 2026

A curving neighborhood street with leaf-scattered lawns, orange and red autumn shrubs and trees, and two-story homes.
A Lexington Woods street in October, Johns Creek Photo: Chanilim714, CC BY-SA 3.0

Luxury buyers often shortlist homes across the city lines without realizing the tax bill moves with them. Here is the same arithmetic the county uses, applied to the same values in each jurisdiction.

Georgia assesses property at 40% of fair market value unless the law provides otherwise (O.C.G.A. 48-5-7), and property tax is calculated on that assessed value. (Georgia Department of Revenue: Property Tax Valuation, checked 2026-10-19)

At a $1.5 million value

At a $1,500,000 fair market value, 2025 tax year rates (illustration, not a quote)
Where the home sitsCombined millsYearly tax, no homesteadWith homestead exemptions
City of Alpharetta31.869$19,121$18,595
City of Milton30.622$18,373$18,010
City of Johns Creek29.861$17,917$17,564
South Forsyth24.522$14,713$14,619
Assessed value is 40% of fair market value; exemptions shown are the basic homestead exemptions; floating-homestead freezes, senior exemptions and fees are not modeled. See every rate and its source.

At a $3 million value

At a $3,000,000 fair market value, 2025 tax year rates (illustration, not a quote)
Where the home sitsCombined millsYearly tax, no homesteadWith homestead exemptions
City of Alpharetta31.869$38,243$37,716
City of Milton30.622$36,746$36,383
City of Johns Creek29.861$35,833$35,481
South Forsyth24.522$29,426$29,332
Assessed value is 40% of fair market value; exemptions shown are the basic homestead exemptions; floating-homestead freezes, senior exemptions and fees are not modeled. See every rate and its source.

Why the bills differ

Fulton County and Fulton County Schools levy the same rates across Alpharetta, Milton and Johns Creek, so the difference between those three is the city levy and the city’s exemptions. A Forsyth County home replaces all three layers with Forsyth County’s own county and school levies.

Try your own price and loan in the tax and closing-cost estimator.

Written by the Luxury Homes in Alpharetta Editorial Team. AI tools help us draft; people check every fact before it publishes.

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.

A golf green with a sand bunker on a grassy slope and large homes among spring trees behind it, crape myrtle trunks in front.
Golf and homes at Crooked Creek, Milton · Photo: Thomson200, CC0

Before you write the offer

Talk to a Georgia agent who checks the jurisdiction first.

Gold Peach Realty is the brokerage behind this guide. An agent can confirm which city, county and school district a home actually sits in, pull the tax bill and the homeowners association documents, and line up the closing attorney before your due-diligence period runs out.

Visit Gold Peach Realty Call (770) 283-1223

Ask about a specific home or street