Georgia property tax 2026: who pays after the GEL 100,000 threshold
Households with 2025 income up to GEL 100,000 pay no property tax on Georgian homes. Above that, the rate is 0.8% to 1% of market value: $480 to $600 a year on a $60,000 apartment. Returns are due November 2, 2026.
Taxes · 4 minute read
Georgia rewrote its property tax for individuals on September 30, 2026. The exemption threshold jumped from GEL 40,000 to GEL 100,000 of household income, and the middle band disappeared. The government expects about 81,000 families to stop paying, according to figures cited by OC Media. For everyone else, and for foreign owners in particular, the deadline is close: returns are due November 2.
The new rule in one line
If your household earned GEL 100,000 or less in the previous year, your Georgian home is exempt. If it earned more, you pay 0.8% to 1% of the property's market value each year.
The change comes from Law No. 1874, published on September 30, 2026 and in force the same day. It amends Article 206 of the Tax Code (the exemption) and Article 202 (the rate). Land is outside the exemption and is taxed regardless of income.
What changed versus last year
| Before September 30, 2026 | Now | |
|---|---|---|
| Household income up to GEL 40,000 | exempt | exempt |
| GEL 40,000 to 100,000 | 0.05% to 0.2% | exempt |
| Above GEL 100,000 | 0.8% to 1% | 0.8% to 1% |
The law already applies to the tax declared in 2026. That means it looks at 2025 household income and at property held at the end of 2025.
How the tax is calculated
The base is the market value of the property at the end of the previous year. If you owned it for only part of the year, the tax is prorated. The municipal council sets the exact rate within the 0.8% to 1% corridor, so Tbilisi and Batumi can differ.
Here is what that means for the apartment we use across Levelvale's examples: Tbilisi, $60,000.
| 2025 household income | Rate | Tax per year | Over 10 years at a flat price |
|---|---|---|---|
| up to GEL 100,000 | 0 | $0 | $0 |
| above GEL 100,000 | 0.8% | $480 | $4,800 |
| above GEL 100,000 | 1% | $600 | $6,000 |
The tax is assessed in lari. Dollar figures are shown for scale.
Deadlines
File by November 2, 2026, because November 1 falls on a Sunday. Pay by November 16, 2026. Both dates come from the Revenue Service, through its online calculator and a statement reported by 1TV on October 1.
According to the same statement, exempt households no longer need to file zero returns for property other than land. If your property has not changed, the 2026 tax is calculated automatically.
Foreign owners
The new law does not distinguish by citizenship. The test is the same for everyone: household income for the year.
What counts as a foreigner's income is less settled. In 2024 the audit firm Kreston summarized Revenue Service guidance N1434: for foreign nationals, income from all countries counts; for Georgian citizens who are not tax residents, only Georgian source income does. The same summary says that an owner who fails to file may be assessed at the maximum rate. That guidance predates the new threshold. If you are a foreign owner with household income above GEL 100,000, confirm your case with the Revenue Service or a tax adviser.
How Levelvale handles it
By default, the Levelvale calculator charges 0.8% a year, because the Revenue Service can assess the tax until you show your income is below the threshold. Enter household income up to GEL 100,000 and the tax drops to zero, so you can see the effect on cash flow and payback right away.
Before November 2
- Add up 2025 household income, including your spouse's.
- If it is above GEL 100,000, or you own land, file on rs.ge.
- Pay by November 16.
- Check which rate your municipality applies within the 0.8% to 1% range.
Run the numbers before you sign. The calculator below starts from the same $60,000 apartment renting at $450 a month. Change the price, rent and household income to see the property tax in your own deal.
Try the calculator with this property's numbers
The same calculator as on our home page. Change any number and the result updates.
Questions and answers
Does the exemption cover land? No. Land is taxed regardless of household income.
Is it 0.8% or 1% in Tbilisi? The law sets the corridor; the city council sets the rate. We have not yet confirmed the current Tbilisi and Batumi decisions, so check yours before you file.
I bought in 2026. Do I owe anything this year? The 2026 return covers property held at the end of 2025. An apartment bought in 2026 enters next year's return.
This is reference information and a worked example, not tax advice. Rules change; checked October 24, 2026.
REAL ESTATE I YIELD I TAXES · Levelvale
Sources
- Law No. 1874 amending the Tax Code of Georgia (Matsne) · 2026-09-30
- Revenue Service of Georgia, property tax calculator · 2026-10-24
- 1TV: Revenue Service on exempt households · 2026-10-01
- OC Media: property tax changes · 2026-09-18
This is a calculation, not investment, tax or legal advice.
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