Holly Springs, GA Property Tax: Rates & How to Save (2026)
Holly Springs, GA property taxes: $3,740/year median. See rates, how to appeal in Cherokee County, and check your savings.
Key Takeaways
Median home value: $448,400 in Holly Springs.Median annual tax bill: $3,740.Tax rate: Cherokee County's combined rate is 2.599%.Appeals filed with: Cherokee County Board of Assessors (not the city).Appeal deadline: 45 days from your assessment notice date.
Holly Springs is one of Cherokee County's fastest-growing cities, with home values right around the county median of $435,000. Rapid new construction can distort comparable-sales data, so it's worth double-checking that your assessment reflects your actual home -- not just the newest builds in the zip code.
Property Tax Rates in Holly Springs
Holly Springs property taxes are assessed and collected by Cherokee County. Georgia assesses all property at 40% of fair market value.
Here is how the tax math works for the median Holly Springs home:
Fair Market Value (county assessment): $448,400
Assessed Value ($448,400 x 0.40): $179,360
Tax Rate (Cherokee County combined rate): 2.599%
Annual Tax Bill ($179,360 x 2.599%): $4,661
The Census Bureau reports a median annual tax bill of $3,740 for Holly Springs, which reflects all levies including county, school, and city taxes.
How Holly Springs Compares
Holly Springs: $448,400
Cherokee County: $435,100
Georgia (statewide): $170,200
Homes in Holly Springs are valued 3% above the Cherokee County median. The median annual tax bill in Holly Springs ($3,740) is 159% above Georgia's statewide median of $1,439. Home values in Cherokee County range from about $319,265 (25th percentile) to $603,116 (75th percentile), so your appeal savings depend heavily on where your home falls in that range.
How to Appeal Your Holly Springs Property Tax
Property tax appeals in Holly Springs are handled by the Cherokee 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 2.599%. Your actual rate may vary by tax district.
A 10% reduction on the median Holly Springs home ($448,400 down by $44,840) would save approximately $466 per year - or $1,398 over three years with the 299c freeze.
The median annual property tax bill in Holly Springs is $3,740, based on Census ACS 2024 data. Using Cherokee County's millage rate of 2.599%, the computed tax on the median home ($448,400) is approximately $4,661.
Who do I contact to appeal my Holly Springs property tax?
Appeals are filed with the Cherokee County Board of Assessors, not at the city level. File a PT-311A form within 45 days of your assessment notice.
How is my Holly Springs property tax bill calculated?
Georgia taxes property at 40% of fair market value. For Holly Springs's median home ($448,400), the assessed value is $179,360. Multiply by Cherokee County's millage rate of 2.599% to get your annual bill. In growing cities like Holly Springs, reassessments often outpace actual market conditions -- compare your assessed value per square foot to recent closed sales within 1 mile of your home.
What evidence wins a property tax appeal in Holly Springs?
The strongest evidence is 3-5 comparable sales -- homes similar to yours in size, age, and condition that sold recently for less than your assessed value. In Holly Springs, there are typically enough recent sales to build a strong case. Focus on per-square-foot price comparisons and adjust for differences in lot size, condition, and amenities.
Why is my Holly Springs property tax bill so high?
The median tax bill in Holly Springs is $3,740 -- 159% above Georgia's statewide median of $1,439. This reflects both higher home values and Cherokee 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.