Property tax season in Cumming tends to show up right when life is busiest. If your mortgage includes escrow, your servicer should pay the bill, but you are still responsible for making sure it gets paid on time. The good news: once you understand the local calendar and a few key rules, escrow becomes easy to manage. In this guide, you will learn how escrow works in Forsyth County, the exact timeline each year, and simple steps to avoid surprises. Let’s dive in.
What escrow is and why lenders use it
An escrow account is a separate account your mortgage servicer uses to collect and hold money for property taxes and insurance. You pay into it each month as part of your mortgage payment. When the Forsyth County bill comes due, the servicer sends payment from the escrow balance.
Most lenders require escrow when you put less down or based on loan type. Even if escrow is required, you should check that amounts match your actual bills and insurance premiums.
Forsyth County property tax timeline
Billing and due dates
Forsyth County prepares and mails annual property tax bills in late August. The standard due date is typically November 15. If you do not receive a bill by early September, contact the Tax Commissioner to confirm your mailing address and view your bill online. You can review local billing details on the county’s property tax page at the Tax Commissioner site. Forsyth County property tax details
Who receives the bill
By practice under Georgia law, Forsyth County mails the bill to the owner of record as of January 1, and also to the owner at the time of mailing if different. Not receiving a bill does not remove your responsibility to pay. See the county’s FAQ for how ownership affects billing. Owner of record and billing FAQ
Late fees and penalties
Taxes unpaid after November 15 are delinquent. The county applies monthly interest and additional penalties in 5 percent increments every 120 days up to a maximum of 20 percent. Serious delinquency can lead to a tax lien and tax sale remedies. Learn more on the county’s property tax page. Forsyth County tax due dates and penalties
How your servicer pays Forsyth County taxes
Monthly payments and the cushion
Your servicer collects a monthly escrow amount based on expected annual bills. Federal rules under Regulation X limit the escrow cushion to no more than one sixth of your anticipated annual disbursements, which equals about two months. This is why your escrow balance may look higher than your immediate tax and insurance needs. RESPA escrow rules overview
Annual escrow analysis, surpluses, and shortages
Servicers must perform an annual escrow analysis and give you a statement that shows last year’s activity and the projection for the year ahead. If the analysis shows a surplus of 50 dollars or more and your loan is current, the servicer must issue a refund within 30 days. Smaller surpluses may be refunded or applied to future payments. Escrow surplus refund requirements
If there is a shortage, the servicer will explain repayment options. They may spread the shortage over several months or adjust the escrow portion of your monthly payment.
When servicing transfers
If your loan servicing transfers to a new company, the new servicer must provide an initial escrow statement and keep paying bills on time. Watch for mail from the new servicer and verify they have your correct contact information.
If you buy or sell in Cumming
Buyers: what to do after closing
- If you close before November 15, send a copy of your closing or settlement statement to the Forsyth County Tax Commissioner so the bill can be addressed to the correct owner. This helps the county apply payment correctly. Tax Commissioner contact page
- Apply for your homestead exemption if you qualify. Most exemptions require you to own and occupy the home by January 1 and file by April 1. Homestead reduces your taxable value and can lower your escrow payments in future years. Forsyth County homestead exemptions
Sellers: confirm prorations at closing
Review the closing disclosure to confirm the tax proration between buyer and seller matches your contract and the county’s billing rules. If you sell close to the due date, make sure everyone understands who will pay the current year’s bill and how escrow will reconcile.
Stay in control of your escrow
Check both the county and your servicer
In late August, review your county bill and compare it to your servicer’s escrow statement. If amounts do not match, ask your servicer for the tax invoice they used in the analysis. You can view bills and payment options on the Tax Commissioner site. Forsyth County tax portal
If your servicer misses a payment
Act quickly. Notify your servicer in writing and include a copy of the tax bill. Contact the Forsyth County Tax Commissioner to let them know you are working to resolve it. The Consumer Financial Protection Bureau recommends sending a written notice of error to your servicer and keeping copies of all communications. CFPB guidance on missed tax payments
Quick checklist for Cumming homeowners
- Mark your calendar for tax bills in late August and a due date of November 15.
- Review your annual escrow analysis for accuracy, including the cushion and projections.
- If you buy before November 15, send your closing statement to the Tax Commissioner.
- File your homestead exemption by April 1 if eligible.
- If there is a surplus of 50 dollars or more and you are current, expect a refund within 30 days.
- If your servicer misses a payment, send a written notice and contact the county right away.
Ready to plan your next move in Cumming or need a second set of eyes on timelines and escrow logistics? Reach out to the Frye Team for calm, clear guidance rooted in decades of North Atlanta experience.
FAQs
What is a property tax escrow account and how does it work?
- It is an account your mortgage servicer uses to collect monthly funds for taxes and insurance, then pays Forsyth County when bills come due under federal servicing rules. RESPA overview
When are Forsyth County property taxes due each year?
- Bills are mailed in late August and the standard due date is November 15; unpaid balances accrue interest and penalties. Forsyth tax due dates
Who receives the Forsyth County tax bill if I bought a home this year?
- The county bills the owner of record as of January 1 and the owner at mailing; buyers who close before November 15 should send their closing statement to the Tax Commissioner. County billing FAQ
How much escrow cushion can my lender keep under RESPA?
- Regulation X allows a cushion up to one sixth of anticipated annual disbursements, which equals about two months. Escrow rules
When will I receive an escrow surplus refund?
- If your annual analysis shows a surplus of 50 dollars or more and your loan is current, your servicer must refund it within 30 days. Refund requirement
What should I do if my mortgage servicer did not pay my Forsyth County taxes?
- Contact the servicer and the Tax Commissioner immediately, and send a written notice of error to the servicer with copies of the bill. CFPB steps