Summary

Deborah explains Georgia’s Amendment 1 in plain English, why recent assessments shocked many owners, and how state rules interact with local control. She shares what is happening with mortgage rates, buyer activity, and inventory, then answers listener questions on pools, flooring choices before listing, tax exemptions, and finding or selling fully accessible homes.

Top takeaways

• Amendment 1, in brief: It authorizes a uniform, statewide homestead exemption framework and aims to cap how fast tax bills can rise each year. It does not change your decision to buy or sell, it is about tax mechanics and budget planning.
• Why tax bills jumped: Counties delayed assessments, values then reset sharply higher, and tax bills followed the new assessed values. You can appeal, yet many increases reflect real appreciation.
• State vs local control: One rule for the entire state helps with predictability, but needs may differ in small counties versus dense metro areas.
• Possible tax mix: Shifting some burden to sales tax can spread costs to visitors and renters, not only homeowners.
• Rates and activity: A recent dip in rates was brief, rates ticked back up, and many buyers are pausing before the election. Inventory is still low, about two to three months, which supports prices.
• Pools and value: In-ground pools can add appeal when clean, well maintained, and integrated with the yard. Above-ground generally does not add value. Condition and buyer lifestyle drive the premium.
• Pre-list upgrades: Neutral paint, appropriate flooring for price point, light landscaping, and staging deliver strong returns. Match selections to neighborhood expectations.

Caller Q&A highlights

• Kevin, Gwinnett: Longtime owners feel rising taxes without better services. Deborah notes the value of rebalancing the tax mix so homeowners are not the only funders, and reminds listeners to watch local policy.
• Barry, Gwinnett: At 65, his taxes fell. Many counties offer homestead and senior exemptions, age thresholds vary. Check your county’s rules and file on time.
• Laney, Lake Lanier: Replace dated Saltillo tile or leave it? Compare against current competition, price point, and target buyer. If floors would get your home cut from a buyer’s short list, replace. Otherwise disclose and price accordingly. Use a staging consult.
• Dan, Hiram: Seller shout-out for Deborah’s full prep plan, vetted vendors, and smooth sale.
• Joe, Loganville: Selling a 6,000 sq ft fully accessible home and buying another. Supply exists, but is tighter. Active adult plans often include wider doors and stepless showers.

Owners

• Verify your homestead status, and if eligible, senior or other exemptions.
• If preparing to sell, schedule a walk-through six months out to plan paint, flooring, and small fixes.
• Keep roof, gutters, and grading in good order to protect value.

Buyers

• Ask your agent to model monthly cost with current rates, taxes, and exemptions.
• Evaluate pool condition and operating costs, not just the photo appeal.

Connect with Deborah

Website: insidegeorgiarealestate.com Email: [email protected] Instagram: @insidegeorgiarealestate and @clariorealestate