Cumming, GA Property Tax: Rates & How to Save (2026)
Cumming, GA property taxes: $2,426/year median. See rates, how to appeal in Forsyth County, and check your savings.
Key Takeaways
Median home value: $382,900 in Cumming.Median annual tax bill: $2,426.Tax rate: Forsyth County's combined rate is 2.461%.Appeals filed with: Forsyth County Board of Assessors (not the city).Appeal deadline: 45 days from your assessment notice date.
Cumming is the Forsyth County seat, but its in-city home values around $383,000 actually run about 30% below the county's $550,000 median -- one of the biggest city-to-county gaps in metro Atlanta. If your assessment is drifting toward Forsyth's higher figure rather than reflecting Cumming's own market, you may be overpaying.
Property Tax Rates in Cumming
Cumming property taxes are assessed and collected by Forsyth County. Georgia assesses all property at 40% of fair market value.
Here is how the tax math works for the median Cumming home:
Fair Market Value (county assessment): $382,900
Assessed Value ($382,900 x 0.40): $153,160
Tax Rate (Forsyth County combined rate): 2.461%
Annual Tax Bill ($153,160 x 2.461%): $3,769
The Census Bureau reports a median annual tax bill of $2,426 for Cumming, which reflects all levies including county, school, and city taxes.
How Cumming Compares
Cumming: $382,900
Forsyth County: $550,400
Georgia (statewide): $170,200
Homes in Cumming are valued 30% below the Forsyth County median. Lower values do not mean your assessment is automatically correct - overassessments happen at every price point. The median annual tax bill in Cumming ($2,426) is 68% above Georgia's statewide median of $1,439. Home values in Forsyth County range from about $410,023 (25th percentile) to $722,568 (75th percentile), so your appeal savings depend heavily on where your home falls in that range.
How to Appeal Your Cumming Property Tax
Property tax appeals in Cumming are handled by the Forsyth County Board of Assessors. You have 45 days from the date of the assessment notice to file using the PT-311A form.
Based on a combined tax rate of 2.461%. Your actual rate may vary by tax district.
A 10% reduction on the median Cumming home ($382,900 down by $38,290) would save approximately $377 per year - or $1,131 over three years with the 299c freeze.
Frequently Asked Questions
How much is property tax in Cumming, GA?
The median annual property tax bill in Cumming is $2,426, based on Census ACS 2024 data. Using Forsyth County's millage rate of 2.461%, the computed tax on the median home ($382,900) is approximately $3,769.
Who do I contact to appeal my Cumming property tax?
Appeals are filed with the Forsyth County Board of Assessors, not at the city level. File a PT-311A form within 45 days of your assessment notice.
Are Cumming homes undervalued compared to Forsyth County?
Cumming's lower median does not mean the county's assessment of your specific home is correct. Overassessments happen at every price point. Compare your assessed value per square foot to actual recent sales of similar homes nearby.
How is my Cumming property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Cumming's median home ($382,900), the assessed value is $153,160. Multiply by Forsyth County's millage rate of 2.461% to get your annual bill. Many Cumming homeowners find that assessed values have climbed faster than actual sale prices. Comparing your value to 3-5 recent sales of similar homes is the quickest way to spot an overassessment.
Is it worth appealing a small overvaluation in Cumming?
Yes. Even a $98 per year overcharge (from a $10,000 overvaluation at Forsyth County's 2.461% rate) adds up to $294 over three years with the 299c freeze. The appeal is free to file and there is no risk of your assessment increasing.
Why is my Cumming property tax bill so high?
The median tax bill in Cumming is $2,426 -- 68% above Georgia's statewide median of $1,439. This reflects both higher home values and Forsyth County's combined millage rate. If your individual assessment is higher than what your home would actually sell for, you are paying even more than necessary.
Can my property tax go up if I appeal?
No. Georgia law (O.C.G.A. § 48-5-311) protects you: the county cannot raise your assessed value above what they originally set just because you filed an appeal. The Board of Equalization only rules on the disputed value. Worst case, your appeal is denied and you keep your current assessment -- your taxes will not increase as a result of appealing.