Unincorporated Gwinnett runs 34.860 mills. Cross into Peachtree Corners and it’s 28.400. Loganville’s Gwinnett side hits 36.102. Same county. Very different bills.
Every Gwinnett levy from the Georgia Department of Revenue’s 2025 digest, what it means on a real house, city by city across East Metro, and the homestead / Value Offset exemptions that cut the bill. I sell here. Straight talk.
Tax on a $350,000 home in unincorporated Gwinnett County. That’s about $407 a month in escrow. Georgia assesses 40% of market value ($140,000 here), and unincorporated Gwinnett’s 2025 levies total 34.860 mills.
Homestead exemptions reduce this — Gwinnett’s regular homestead plus the Value Offset Exemption (county freeze) can make a real dent. See below.
Gwinnett County property tax, explained
Georgia doesn’t tax your full home value. It taxes 40% of fair market value (O.C.G.A. § 48-5-7) — the assessed value. Every levy on your parcel then charges its millage against that number: $1 per mill per $1,000 of assessed value.
On a $350,000 Gwinnett home that’s $140,000 assessed, so every mill costs $140 a year. Keep that number in your head — it’s how you compare Snellville to Lawrenceville to unincorporated in about five seconds.
| Gwinnett County levy (2025) | M&O | Bond | Who pays it |
|---|---|---|---|
| County (unincorporated & incorporated) | 6.950 | 0.000 | Every parcel in Gwinnett County |
| Gwinnett County Schools | 18.700 | 1.450 | Every parcel outside Buford City Schools |
| Buford City Schools | 14.500 | 0.000 | Parcels in the Buford school district (replaces GCPS) |
| Countywide Recreation | 1.000 | 0.000 | Countywide |
| Economic Development | 0.300 | 0.000 | Countywide |
| County Fire and EMS | 3.200 | 0.000 | Unincorporated SSD (typically not inside cities with their own fire) |
| County Police | 2.900 | 0.000 | Unincorporated |
| County SSD Uninc Code Enforcement | 0.360 | 0.000 | Unincorporated |
| State of Georgia | 0.000 | — | No state levy on property |
All mills: Georgia Department of Revenue, 2025 County Ad Valorem Tax Digest (Gwinnett County lines). County-plus-school base = 27.100. Typical unincorporated total = 34.860.
Gwinnett County tax rates by city
Same county, a dozen different tax scenarios. City math below assumes: county 6.950 + Gwinnett County Schools 20.150 + recreation 1.000 + econ development 0.300 + city levy. Unincorporated fire/EMS, police and code enforcement typically do not apply inside cities that provide their own services. Buford uses Buford City Schools (14.500) instead of GCPS.
| Where the house sits | County | School | City | Other* | Total mills | Tax on $350,000 |
|---|---|---|---|---|---|---|
| Unincorporated Gwinnett County No city levy; fire/EMS, police & code enforcement SSDs apply | 6.950 | 20.150 | — | 7.760 | 34.860 | $4,880 |
| Snellville (city limits) East Metro staple; city police & fire | 6.950 | 20.150 | 4.000 | 1.300 | 32.400 | $4,536 |
| Loganville (Gwinnett) (city limits) Gwinnett side of Loganville; Walton side is different — see Walton page | 6.950 | 20.150 | 7.702 | 1.300 | 36.102 | $5,054 |
| Lawrenceville (city limits) County seat; city services | 6.950 | 20.150 | 3.260 | 1.300 | 31.660 | $4,432 |
| Duluth (city limits) City levy near unincorporated total | 6.950 | 20.150 | 6.551 | 1.300 | 34.951 | $4,893 |
| Dacula (city limits) East Gwinnett / Archer corridor | 6.950 | 20.150 | 4.475 | 1.300 | 32.875 | $4,602 |
| Grayson (city limits) Low city levy; Grayson city bill may mail separately | 6.950 | 20.150 | 1.985 | 1.300 | 30.385 | $4,254 |
| Lilburn (city limits) City police & fire | 6.950 | 20.150 | 4.430 | 1.300 | 32.830 | $4,596 |
| Sugar Hill (city limits) North Gwinnett | 6.950 | 20.150 | 3.500 | 1.300 | 31.900 | $4,466 |
| Suwanee (city limits) Includes 0.860 city bond | 6.950 | 20.150 | 4.930 | 1.300 | 33.330 | $4,666 |
| Norcross (city limits) City police & fire | 6.950 | 20.150 | 6.249 | 1.300 | 34.649 | $4,851 |
| Peachtree Corners (city limits) 0.000 city levy in 2025 DOR | 6.950 | 20.150 | — | 1.300 | 28.400 | $3,976 |
| Buford (city limits) Buford City Schools 14.500 replaces GCPS; city levy 0.000 | 6.950 | 14.500 | — | 1.300 | 22.750 | $3,185 |
*Other = recreation 1.000 + econ development 0.300; unincorporated row also includes fire/EMS 3.200 + police 2.900 + code 0.360. Before exemptions. Loganville straddles Walton and Gwinnett — this row is the Gwinnett side only. For the Walton side, see the Walton County property tax deep dive. DOR lists Loganville (Gwinnett) at 7.702; if you see a different figure quoted locally, confirm with Loganville City Hall before you rely on it.
Also in the digest (compact): Auburn (Gwinnett portion) 4.931 · Berkeley Lake 1.194 · Braselton 0.000 · Mulberry 0.000 · Rest Haven 0.000. Confirm any parcel with the Gwinnett Tax Commissioner.
The 30-second rule for Gwinnett buyers
Multiply the mill difference by $140 for every $350K of price. Loganville (Gwinnett) vs. unincorporated is about 1.2 mills — roughly $174 a year. Peachtree Corners vs. unincorporated saves about $904 a year on that same house. That doesn’t mean “always buy in PC.” It means know what you’re paying for — city services, schools, commute — then decide. Send me the address and I’ll run the exact levies.
Gwinnett County homestead exemptions
The rate is the rate. Exemptions are where owner-occupants actually win. What Gwinnett offers, per the Tax Commissioner:
- Regular homestead (S1R): cuts assessed value by $10,000 for county, $8,000 for school, and $7,000 for recreation. Own and occupy as of January 1.
- Value Offset Exemption (VOE): applied automatically when any homestead is granted. Freezes the assessed value used for the county government tax portion (home + up to five acres). Does not freeze school or city taxes. In place since 2001.
- Seniors 65+ (L5A): may qualify for a full exemption from school and school-bond taxes on the home and up to one acre, subject to income limits published by the Tax Commissioner. Other senior, disability, veteran, surviving-spouse and public-service-employee exemptions are listed on GwinnettTaxCommissioner.com.
- HB 581: Gwinnett County BOC opted out in February 2025 (kept the VOE). Gwinnett County Public Schools also opted out. Cities decided independently — check with your city.
- How to file: Gwinnett County Tax Commissioner, 770-822-8800 or Homestead@gwinnettcounty.com. Applications accepted year-round; to reduce the current year’s taxes, apply by the appeal deadline on your Notice of Assessment. Once approved it renews; notify the office if you become ineligible.
Buying a resale? Don’t budget off the seller’s bill.
A seller with a long-time VOE freeze and a senior school exemption can show a bill that looks nothing like yours. Pull the current assessed value, run today’s millage, and set escrow on your number. Or send me the address — I’ll do it.
Gwinnett County property tax FAQ
What is the property tax rate in Gwinnett County, GA?
For the 2025 tax year, unincorporated Gwinnett carries 34.860 mills: county M&O 6.950 + Gwinnett County Schools 20.150 (includes 1.450 bond) + recreation 1.000 + economic development 0.300 + fire/EMS 3.200 + police 2.900 + code enforcement 0.360 (GA DOR 2025 County Ad Valorem Tax Digest). The county-plus-school base alone is 27.100. Inside a city you usually drop the unincorporated SSDs and add that city’s levy — see the table above.
How much is property tax on a $350,000 home in Gwinnett County?
Before exemptions: about $4,880 a year unincorporated ($140,000 assessed × 34.860 ÷ 1,000). Snellville city limits run about $4,536, Lawrenceville about $4,432, Loganville (Gwinnett side) about $5,054, Peachtree Corners about $3,976. Homestead exemptions — especially Gwinnett’s Value Offset Exemption — bring those down for owner-occupants.
Is property tax cheaper inside or outside city limits in Gwinnett?
It depends on the city. Unincorporated sits at 34.860 mills. Peachtree Corners (28.400) and Buford with Buford City Schools (22.750) land lower. Duluth (34.951) and Loganville’s Gwinnett side (36.102) land higher. The trade-off is city services — police, fire, parks, walkability — vs. the unincorporated SSD stack.
Why does Buford have a different school tax?
Buford runs its own independent school system. Parcels in the Buford City Schools district pay 14.500 mills instead of Gwinnett County Schools’ 20.150. That alone drops the school piece by 5.650 mills — serious money on a $350,000 house.
What homestead exemptions does Gwinnett County offer?
Per the Gwinnett County Tax Commissioner (S1R Regular Homestead): $10,000 off assessed value for county taxes, $8,000 off school, and $7,000 off recreation. The Value Offset Exemption (VOE) is applied automatically with any homestead — it freezes the assessed value used for the county government portion of your bill (home + up to five acres). It does not freeze school or city taxes. Seniors 65+ may qualify for a full school/school-bond exemption (L5A) subject to income limits; other senior, disability, veteran and public-service-employee exemptions are listed on the Tax Commissioner’s site. File with the Tax Commissioner (770-822-8800 / Homestead@gwinnettcounty.com). Applications are accepted year-round; to cut the current year’s taxes, apply by the appeal deadline on your Notice of Assessment.
When are Gwinnett County property taxes due?
Property tax bills are typically mailed in August/September and due in October/November. The Tax Commissioner’s deadlines page lists the current year’s due date as November 15 (2026 bills due November 15). If you escrow, your lender usually pays — but it’s still your job to confirm. City of Grayson bills may mail on a separate schedule.
Did Gwinnett County opt out of HB 581?
Yes, for the county government portion. The Gwinnett County Board of Commissioners opted out of the statewide floating homestead (HB 581) in February 2025, citing the existing Value Offset Exemption as stronger protection for county taxes. Gwinnett County Public Schools also opted out. Cities decided independently — confirm with your city hall or the Tax Commissioner before you count on a statewide cap for city levies.
Chris Davis
I’ve helped buyers and sellers across Snellville, Loganville, Lawrenceville, Duluth, Grayson and the rest of East Metro Gwinnett for over a decade. Send me any address and I’ll tell you exactly which levies hit it — and what the bill really looks like after exemptions.
← Compare Georgia property tax rates by county · Walton County deep dive · chris@eastgahomes.com
Sources. Millage: Georgia Department of Revenue, Local Government Services, 2025 Georgia County Ad Valorem Tax Digest Millage Rates (PTS-R006-OD, dated March 31, 2026), Gwinnett County lines: County Unincorporated/Incorporated 6.950; School 18.700 + 1.450 bond; Ind School Buford 14.500; Countywide Recreation 1.000; Economic Development 0.300; County Fire and EMS 3.200; County Police 2.900; County SSD Uninc Code Enf 0.360; city levies as listed (Suwanee includes 0.860 bond; Loganville Gwinnett portion 7.702). Exemptions and due dates: Gwinnett County Tax Commissioner (homestead pages updated July 17, 2026; deadlines page notes Nov. 15 due date). HB 581: Gwinnett County BOC opt-out (Feb. 2025); GCPS opt-out (Feb. 2025). 40% assessment: O.C.G.A. § 48-5-7. City-scenario math stated on this page is an assumption for illustration — confirm any parcel with the Gwinnett Tax Commissioner / Tax Assessor. Estimates are before exemptions and are not a tax bill.