When Are Property Taxes Due in Georgia?
There's no single property tax due date in Georgia, which is part of why people get caught. The state sets a default and then lets each county pick its own schedule. So the honest answer to "when is it due" is: it depends on your county, and you need to know yours.
The Georgia default
The default due date is December 20. Counties can move it to December 1 or November 15 or bill in installments. Many choose their own date entirely. You get 60 days from the postmark on your bill before interest starts.
Cobb County
Cobb mails bills by August 15, and they're due October 15. Your payment has to be received or postmarked by the U.S. Postal Service by that date. A metered or kiosk postmark doesn't count. Late payments get a 5% penalty plus monthly interest, and Cobb says late fees can't be waived. If you're reading this in late October and haven't paid, pay now. The penalty only grows.
If you're in another county, your bill and your tax commissioner's website will show the date. Put it in your calendar the day the bill arrives.
If your mortgage company pays it
Most people with a mortgage pay property tax through escrow. The lender collects a slice each month and pays the county when the bill comes due. Easy, right? Mostly. Two things trip people up:
- You're still responsible. Cobb, for example, bills both you and your mortgage company. If the lender misses it, the penalty lands on your property, not theirs. Check your county's site in November to confirm it was paid.
- Don't pay it twice by accident. If you get a bill and you escrow, don't pay it yourself unless you've confirmed the lender won't. Duplicate payments get refunded, but it takes time.
When taxes go up, your escrow payment goes up too, usually after your lender's yearly escrow analysis. I wrote a separate guide on escrow shortages because that letter surprises a lot of people.
Deducting property tax on your federal return
You deduct property tax in the year it's actually paid. If you pay through escrow, you deduct what the lender paid to the county that year, not what you put into escrow. Your lender's year-end statement shows it. There's a cap on the state and local tax deduction, which for 2026 is $40,400 for most filers ($20,200 married filing separately). It phases down when modified adjusted gross income is over $505,000 ($252,500 married filing separately), but not below $10,000.
Landlords: property tax on a rental goes on Schedule E as a rental expense, not on your personal itemized deductions, and it doesn't count toward the SALT cap. More in rental property tax deductions.
A simple system
- Write your county's due date on your calendar with a reminder two weeks before.
- If you escrow, check your county's website after the due date to confirm it was paid.
- Keep the bill and proof of payment with your tax records.
Common questions
When are Cobb County property taxes due?
Cobb County property tax bills are mailed by August 15 and due October 15. Payments must be received or USPS postmarked by the due date.
What is the default property tax due date in Georgia?
December 20, though counties can set December 1, November 15, their own date or installments. Check your bill or your county tax commissioner's website.
Can I deduct property taxes paid through escrow?
Yes, in the year the lender actually paid them to the county. Use the amount on your lender's year-end statement, not what you deposited into escrow.
Never miss the date. HomeDue reads the documents that came with your property and reminds you 30, 7 and 1 day before every deadline. Join the waitlist or grab the free 12 month checklist.
Sources checked October 2026:
General information for Georgia property owners, not legal, tax or insurance advice. Rules change, so check the official source or a professional before you act.