Is my Holly Springs property tax too high?

The median annual property tax bill in Holly Springs is $3,740 (Census ACS). If your assessed value is higher than what your home would actually sell for, you are paying more than that. Compare your assessed value to recent sales of comparable homes nearby.

How much of my income goes to property taxes in Holly Springs?

At the median, Holly Springs homeowners pay 3.28% of their household income ($113,992/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.

How do Holly Springs property taxes compare to Waleska?

Waleska leads Cherokee County with a median home value of $483,300, compared to Holly Springs's $448,400. But a lower county ranking does not mean your individual home is correctly assessed -- overassessments happen at every price point.

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.

Can my property tax go up if I appeal?

Losing at the Board of Equalization cannot raise your value, with one exception. Under O.C.G.A. § 48-5-311(e)(9), the Board of Equalization, a hearing officer, or an arbitrator can lower your value but cannot raise it above the value the county assessors set. The exception is a value already frozen by an earlier appeal: on an appeal filed while that freeze is in effect, the Board is not capped and could raise the value. That limit applies to the deciding body; the county assessors can still make changes or corrections to your value when they review your appeal.

Holly Springs, GA: Is Your Property Tax Assessment Too High? (2026)

By AppealAlly Team · Published April 1, 2026

The median Holly Springs homeowner pays $3,740/year in property taxes. That is 3.28% of median household income. See how Holly Springs compares and check your savings potential.

Key Takeaways

Appeal deadline: Georgia law sets it at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.Median home value: $448,400 in Holly Springs.Median annual tax bill: $3,740.Tax burden: 3.28% of median household income in Holly Springs.Potential savings: ~$466/year from a 10% reduction, or $1,398 over 3 years with the 299c freeze (estimated, subject to the statutory exceptions).Filed with: Cherokee County Board of Assessors (not the city).Free to file: the Board of Equalization can lower your value but cannot raise it above the county assessors' figure, except on a value already frozen by an earlier appeal.

Holly Springs started as a railroad stop between Woodstock and Canton, and for most of its history it was the quieter neighbor to both. The I-575 corridor changed that, filling the city with subdivisions and pushing its population to about 18,627, and its home values have now caught up with an expensive county: the median Holly Springs house is worth about $448,400, just 3% above the Cherokee County median of $435,100. Across Cherokee County, values range from roughly $319,265 at the 25th percentile to $603,116 at the 75th, so Holly Springs sits near the center of one of metro Atlanta's pricier markets. The effective property tax rate in Cherokee is around 1.04%, on the lower side for the region, but household income here runs a median $113,992, and homeowners still hand over about 3.3% of it in property taxes. Being a typical house in a typical band is no defense against a bad assessment. If anything, mid market homes in fast growing cities are where county models do their bluntest work, because the steady volume of new construction sales keeps dragging valuations upward and nobody hand checks the older streets against the new ones. The difference between what the county says your home is worth and what it would actually bring on the market can run to tens of thousands of dollars in either direction. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.

Holly Springs Appeal Quick Facts

Appeal Deadline: Georgia law sets it at 45 days from the date of the assessment notice. The date printed on your notice controls. Confirm with your county before you file.
Appeal Form: PT-311A
Filed With: Cherokee County Board of Assessors
Assessor Phone: 678-493-6120
Median Home Value: $448,400 (3% above Cherokee County median)
Median Annual Tax Bill: $3,740 (Census ACS 2024)
Tax Burden: 3.28% of median household income

Is your Holly Springs property tax assessment too high?

The median home in Holly Springs is valued at $448,400, and the typical homeowner pays about $3,740 per year in property tax (Census ACS 2024), based on Cherokee County's 2.599% combined millage applied to 40% of fair market value after exemptions. That means the typical Holly Springs homeowner spends 3.28% of household income on property taxes alone. If Cherokee County has overestimated your home's fair market value, you are paying more than you should. Filing is free, and the Board of Equalization can lower your value but cannot raise it above the county assessors' figure, except on a value already frozen by an earlier appeal. At $448,400, Holly Springs home values are 3% above the Cherokee County median, 163% above Georgia's statewide median of $170,200, 41% above the national median of $318,000.

Check If Your Holly Springs Home Is Overassessed

How does Holly Springs compare to other Cherokee County cities?

Waleska leads Cherokee County in home values, but your individual assessment could still be too high regardless of where Holly Springs falls in the county ranking.

What evidence matters for Holly Springs appeals?

With a population of 18,627, Holly Springs has plenty of recent sales to draw from. 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. Focus on per-square-foot price comparisons and adjust for differences in lot size, condition, and amenities. For the full evidence strategy, exemption details, and step-by-step filing instructions, see our Cherokee County Property Tax Guide.

How much can you save in Holly Springs?

Based on a combined tax rate of 2.599%. Your actual rate may vary by tax district. Three-year figures are estimates and apply only if your value is reduced; you can then keep saving for up to three years, subject to the statutory exceptions.

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 (estimated, subject to the statutory exceptions) with the 299c value freeze.

At 3.28% of household income, even a modest reduction in your assessed value makes a real difference in your annual budget.

File your appeal through Cherokee County

Property tax appeals in Holly Springs are filed with the Cherokee County Board of Assessors. To appeal, submit a PT-311A form. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.

Cherokee County Board of Assessors: 2782 Marietta Hwy, Suite 200, Canton, GA 30114 | 678-493-6120 For the full appeal process and deadline details, see our Cherokee County Property Tax Guide.

Other Cities in Cherokee County

Explore Cherokee County

Based on 2024 American Community Survey estimates and Cherokee County millage rates.

Frequently Asked Questions

Is my Holly Springs property tax too high?: The median annual property tax bill in Holly Springs is $3,740 (Census ACS). If your assessed value is higher than what your home would actually sell for, you are paying more than that. Compare your assessed value to recent sales of comparable homes nearby.
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. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.
How much of my income goes to property taxes in Holly Springs?: At the median, Holly Springs homeowners pay 3.28% of their household income ($113,992/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.
How do Holly Springs property taxes compare to Waleska?: Waleska leads Cherokee County with a median home value of $483,300, compared to Holly Springs's $448,400. But a lower county ranking does not mean your individual home is correctly assessed -- overassessments happen at every price point.
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.
Can my property tax go up if I appeal?: Losing at the Board of Equalization cannot raise your value, with one exception. Under O.C.G.A. § 48-5-311(e)(9), the Board of Equalization, a hearing officer, or an arbitrator can lower your value but cannot raise it above the value the county assessors set. The exception is a value already frozen by an earlier appeal: on an appeal filed while that freeze is in effect, the Board is not capped and could raise the value. That limit applies to the deciding body; the county assessors can still make changes or corrections to your value when they review your appeal.