Homestead and Historic Tax Freeze: In-Town Essentials

Own an in-town Athens home and wondering how to trim your property tax bill this year? You’re not alone. Between rising values and changing rules, it can feel confusing. This guide breaks down the homestead exemptions you can file now and the historic “assessment freeze” many intown homeowners can use after a renovation. Let’s dive in.

Homestead basics in Athens

Homestead exemptions reduce the taxable assessed value of your primary residence. In Georgia, assessed value is 40% of fair market value, and exemptions lower that assessed value before millage rates are applied. You can review the state overview in the Georgia Department of Revenue’s guide to property tax homestead exemptions.

Athens‑Clarke County offers local homestead exemptions that are larger than the state baseline. You apply with the Tax Commissioner and the normal filing deadline is April 1. Athens keeps the most current details on its Homestead Exemptions page.

Who qualifies and how

To qualify, you must own and occupy the property as your primary residence on January 1 of the tax year and not claim a homestead elsewhere. File with the county where the home is located by April 1. See the step‑by‑step overview on Georgia.gov’s homestead page.

Bring typical documentation when you apply. That usually includes proof of ownership, a Georgia photo ID, vehicle registration, and any supporting documents for special exemptions. The county Tax Commissioner’s office can confirm exactly what you need.

Low‑income option in Athens

Athens‑Clarke County offers a Low‑Income Homestead Exemption. If you qualify under the income limits, it can reduce ACCGov’s portion of taxes and set a base value for that portion while you remain eligible. You must apply by April 1 and provide a filed and signed prior‑year IRS Form 1040 and government ID. Get details and income thresholds on the county’s Low‑Income Homestead Exemption page.

Senior and other state exemptions

Georgia also provides additional exemptions for certain older residents and for disabled veterans, among others. Local amounts and rules can vary, so check both the state and local resources. Start with the Department of Revenue’s homestead exemptions overview and the Athens homestead page for current local specifics.

Historic tax relief options

If you own a historic property in town, you may have access to two powerful state incentives. One helps with your property tax assessment. The other is a state income tax credit that can offset rehab costs.

Preferential assessment freeze

Georgia’s Preferential Property Tax Assessment Program can freeze your county property tax assessment for roughly 8.5 years after a certified substantial rehabilitation. The property must be listed in, or eligible for, the National or Georgia Register of Historic Places, the work must meet the Secretary of the Interior’s Standards, and the rehab has to be substantial, often at thresholds such as 50% of the building’s pre‑project value. Projects are reviewed and certified by the Georgia Historic Preservation Division. Learn more on DCA’s page for the Preferential Property Tax Assessment Program.

State rehabilitation tax credit

There is also a state income tax credit for rehabilitated historic properties. For qualifying residential projects, the credit is typically 25% of eligible expenses, subject to program caps and rules. Recent statutory changes expand certain owner‑occupied eligibility beginning in 2026. Applications open Oct 1, 2025, and work cannot begin until Jan 1, 2026 for those expanded cases. See DCA’s program update notice and the main state tax incentives page for details.

Combine for bigger impact

You can often use the assessment freeze and the income tax credit together, since they are separate programs with separate applications. The freeze targets your county property tax assessment after rehab, while the credit helps offset qualified rehab costs. Both run through the Georgia Historic Preservation Division.

Statewide changes, local impact

Recent statewide reforms introduced a floating homestead concept that can limit assessed value increases. Local governments and school districts can opt out of certain parts, which affects how much relief you see. In early 2025, the Clarke County School District initiated the process to opt out, which changes how statewide measures affect the school portion of local tax bills. You can read the district’s notice here.

Bottom line: local choices drive local results. Check ACCGov’s Homestead Exemptions page for current county decisions before you count on a statewide cap to lower your bill.

Step‑by‑step checklist

1. Confirm primary residence status as of January 1

• You must own and occupy the home as your legal residence to claim a homestead exemption. Review the basics on Georgia.gov.

2. Identify your exemptions

• Standard Athens‑Clarke homestead exemption.
• Low‑Income Homestead Exemption if your household meets income limits, which can set a base value for ACCGov’s portion while eligible. See the county page.
• Senior, disabled, or veteran exemptions where applicable. See the state overview.

3. Gather documents

• Proof of ownership, Georgia ID, vehicle registration, parcel info, and prior‑year IRS 1040 if applying for the low‑income program. When in doubt, ask the Tax Commissioner’s office.

4. Apply on time

• File with the Athens‑Clarke County Tax Commissioner by April 1. Late applications take effect the following tax year. See ACCGov’s homestead page for current instructions.

5. Planning a historic rehab?

• Contact the Georgia Historic Preservation Division early to confirm eligibility and standards. For the expanded 2026 credit, applications open Oct 1, 2025 and work cannot begin until Jan 1, 2026. Details are on DCA’s tax incentives pages.

6. Monitor local decisions

• County and school board actions can affect how statewide measures apply to your bill. Follow ACCGov and CCSD updates.

Common pitfalls and tips

• Missing April 1 means waiting a year for most benefits. File early and keep copies.
• For the Athens low‑income program, bring your filed and signed prior‑year IRS 1040 and valid ID.
• For historic incentives, do not start work before you have the required approvals and certifications. Starting early can jeopardize benefits.
• Keep an eye on local opt‑in or opt‑out decisions, which change how much you save.

If you want help thinking through your tax‑savings timeline as part of a purchase, sale, or renovation plan, reach out to The Jarrett Martin Group. We live and work in in‑town Athens and can help you align next steps with your goals.

FAQs

What is a homestead exemption in Georgia?

• It reduces the assessed value of your primary residence for property tax purposes. Georgia assesses at 40% of fair market value, and exemptions lower that assessed value before millage is applied. See the state’s homestead overview.

What is Athens‑Clarke County’s homestead deadline?

• The normal filing deadline is April 1 with the Tax Commissioner. Late filings take effect the following tax year. Check the county’s homestead page for current instructions.

How does the historic assessment freeze work?

• After a certified substantial rehab of a qualifying historic property, the county assessment is typically frozen for about 8.5 years. You still owe taxes based on that frozen value and current millage. Learn more from DCA’s preferential assessment program.

Can I use the historic tax credit and the assessment freeze together?

• Often yes. They are separate programs with separate applications through the Georgia Historic Preservation Division. Many projects pursue both. See DCA’s tax incentives page.

Will the new statewide homestead cap lower my Athens bill?

• Not automatically. Local governments and school districts can opt out of parts of the statewide changes. The Clarke County School District initiated an opt‑out in early 2025. Review the district’s notice and ACCGov updates for current impacts.