Own a home in Candler Park and want to keep your property taxes in check? If your address falls on the DeKalb County side of the neighborhood, the homestead exemption can be a smart, low-effort way to reduce your bill. You also may benefit from an assessment freeze in certain cases, which can temper future increases tied to rising values. This guide explains who files where, when to apply, what to bring, and how the freeze works for City of Atlanta homes located in DeKalb County. Let’s dive in.
Where to file and why it matters
If your Candler Park property is physically in DeKalb County, you file for homestead exemptions through DeKalb County. Even if you are inside the City of Atlanta, DeKalb handles the application and the tax bill. The bill will include the City of Atlanta portion where applicable.
Because some exemptions are adopted locally, the county is your main point of contact. If you are unsure which county administers your parcel, check the county listed on your property tax bill or contact the DeKalb County Tax Commissioner or the DeKalb County Board of Assessors to confirm.
Basic eligibility: do you qualify?
Most homeowners qualify for the basic homestead exemption if the property is your primary residence as of January 1 of the tax year. You must own and occupy the home as your legal residence.
If you are a senior, a disabled homeowner, or a qualifying veteran or surviving spouse, you may be eligible for additional exemptions that provide more savings. Some of these specialized programs may include an assessment freeze that limits future increases in assessed value for certain taxes, subject to local rules.
Timeline and annual deadlines
To receive the exemption for a given tax year, you generally must be living in the home on January 1 and file your application by the county’s deadline. In Georgia, the common deadline is April 1, but you should verify the exact date on DeKalb County’s official pages each year.
If you miss the deadline, file as soon as possible so your exemption can take effect for the next tax year. Many counties do not apply exemptions retroactively to prior years.
What to gather before you apply
Prepare these items before you start the application. Requirements can vary, so plan to provide what DeKalb County requests:
- Proof of ownership, such as a recorded deed or title documentation.
- Proof of primary residence, like a Georgia driver’s license or state ID showing the property address. Vehicle registration and a recent utility bill may also be requested.
- Government-issued photo ID for each owner.
- Social Security numbers for the owner(s) if requested by the county.
- For age-based exemptions: proof of age (driver’s license, passport, or birth certificate).
- For disability-based exemptions: documentation from Social Security or a physician, as directed by the county.
- For income-qualified programs or freezes: recent federal tax returns or other income verification.
- For veteran-related programs: DD214 or VA award letter, as applicable.
Keep copies of everything you submit for your records.
How to apply step-by-step
- Confirm your jurisdiction. Make sure your property is in DeKalb County and note if it is within Atlanta city limits.
- Choose a filing method. DeKalb County commonly offers online, mail-in, and in-person options through the Tax Commissioner’s office or designated locations.
- Complete the application. Follow DeKalb’s instructions, attach supporting documents, and double-check your information.
- Submit by the deadline. Aim for the typical April 1 cut-off, and confirm the current year’s exact date.
- Save proof. Keep email confirmations, screenshots, or stamped receipts for your records.
What the assessment freeze means
Certain exemptions for qualified seniors or disabled homeowners in Georgia may include an assessment freeze for some tax components. When a freeze applies, the taxable assessed value used to calculate specific taxes does not increase in future years while you remain eligible, even if market values rise.
The details vary by jurisdiction. In DeKalb County, confirm whether a freeze applies to school taxes only or also to county or city portions, and ask about any income caps and recertification requirements. You must continue to occupy the home as your primary residence and meet all criteria to keep the freeze.
After you file: what to expect
You may receive an assessment notice in late winter or spring. Review it to confirm your assessed value and whether your exemption is reflected. If something looks off, contact the DeKalb County Board of Assessors promptly to clarify.
Most basic homestead exemptions remain in place as long as you continue to qualify. Some specialized programs, especially those tied to income or disability status, may require periodic recertification. Watch for any county notices requesting updates.
If you move or your status changes
Homestead exemptions usually end when you no longer occupy the property as your primary residence or when ownership changes due to a sale or transfer. A new owner must file a new application to receive benefits.
Some programs for surviving spouses or under specific transfer conditions may continue. Review DeKalb County’s rules to understand what applies in your situation.
Appeals and disputes
If you disagree with an assessment or believe an exemption was denied in error, you have the right to appeal. Appeal deadlines are time-sensitive and often tied to the date on your assessment notice. Contact the DeKalb County Board of Assessors for the current process and timeframes.
Savings and what drives them
A homestead exemption reduces your taxable assessed value. A qualifying assessment freeze can hold that assessed value steady for certain taxes year to year. Your actual savings will depend on local millage rates and which portions of the bill the exemption or freeze applies to. Keep in mind that changes in millage rates can still affect your taxes, even with a freeze.
Quick homeowner checklist
- Confirm your parcel is in DeKalb County and note City of Atlanta status.
- Verify you owned and occupied the home on January 1.
- Gather required documents, including ID and proof of residency.
- File with DeKalb County by the published deadline.
- Ask about senior, disability, veteran, or income-based options and any freeze eligibility.
- Keep your confirmation and review your assessment notice for accuracy.
- If needed, prepare to recertify or file an appeal within stated timelines.
If you would like help confirming your parcel’s jurisdiction, preparing your documents, or understanding how the exemption and potential freeze might impact your long-term tax picture when buying or selling in Candler Park, reach out for a calm, clear walkthrough. Request a private consultation with Sonny Jones at Atlanta Fine Homes Sotheby’s International Realty.
FAQs
Who qualifies for a homestead exemption in Candler Park?
- Owners who occupy the property as their primary residence as of January 1 and meet any additional local criteria for specialized exemptions.
Where do Candler Park homeowners file their exemption?
- File with DeKalb County tax authorities for properties physically in DeKalb County; City of Atlanta millage still appears on the DeKalb bill if the parcel is inside city limits.
What is the filing deadline for DeKalb?
- Georgia counties commonly use an April 1 deadline for the current tax year; confirm the exact date each year on DeKalb County’s official pages.
What documents do I need to apply in DeKalb?
- Typical items include proof of ownership, photo ID and proof of residency, Social Security numbers if requested, and any age, disability, income, or veteran documentation for specialized exemptions.
How does the assessment freeze work for seniors or disabled owners?
- When approved, a freeze can prevent increases in assessed value for certain taxes while you remain eligible; verify with DeKalb which tax components it covers, plus income caps and any recertification.
Can I get the exemption retroactively if I missed the deadline?
- Many counties do not apply exemptions to prior years; file as soon as possible so your exemption is in place for the next tax year.
What happens to my exemption if I sell the home?
- Homestead benefits typically end when you move or transfer ownership; the new owner must file a new application to receive exemptions.
