Back in November, Emanuel County voters overwhelmingly approved HR 1022, which put House Bill 581 into effect. One of the biggest changes? A floating homestead exemption—a tool that helps stabilize taxable home values, even as property values go up.

So, what does that actually mean?

To put it simply, before HB 581, when property values increased, your taxable value increased right along with it. Now, thanks to the floating homestead exemption, your taxable value is protected from sudden jumps. Instead of increasing with the market, it can only rise at a controlled rate based on the Consumer Price Index (CPI), which is determined by the state revenue commissioner.

This means that while market values fluctuate, your taxable home value will only grow at a limited, controlled pace—if at all. However, HB 581 does not cap overall property value growth. Home values will still rise based on the market. The exemption simply ensures that the taxable portion of your home’s value doesn’t increase unpredictably.

Now, let’s clear up a few things:

• HB 581 does not change how taxes are calculated. The county’s tax process and millage rate process are not affected.
• We’ve heard concerns that HB 581 will cause the county to actually “lose” money, but that’s not the case. Property values will continue to grow based on market conditions. However, the taxable portion of a homesteaded property’s value can only increase up to CPI. Plus—new construction, any additions to parcels (such as storage buildings, decks, porches, etc.), commercial properties, and non-homesteaded properties are not covered by this exemption.

Now, let’s put some worries to bed:

• “My home value went up, so my taxes will too.”
  Nope. Your taxable value stays the same unless adjusted based on CPI—and even then, your value will only increase at a limited rate.
  
  
• “HB 581 raises my taxes.”
  No. It protects homeowners from large tax increases and, in some cases, could even lower taxes over time.
  
  
• “This changes past tax bills.”
  No. It only applies moving forward.
  
  
• "This will cause problems for the county budget.”
  No. HB 581 does not negatively impact the county’s ability to operate. While homesteaded property values may change over time, the county commission will still have the option every year to make millage rate adjustments—just like before HB 581. 

The bottom line is this:

HB 581 doesn’t stop property values from rising, but it does control how much of that increase can be taxed each year by capping it at CPI. This keeps tax bills stable and predictable for homeowners while ensuring the county can continue to operate normally.

The Emanuel County Board of Commissioners governs Emanuel County, focusing on legislative and administrative responsibilities. Comprised of representatives from five districts, the board oversees policies and programs that impact local development, budgeting, and public services. Commissioners work collectively to ensure fiscal responsibility and address community needs, collaborating with other county departments and agencies. They are committed to supporting economic growth, public safety, and community well-being across Emanuel County.

For more information about the commissioners and for the latest from the county government, visit call 478-237-3881; follow us on Facebook; or visit us at 124 North Main Street, Swainsboro.

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