There’s real, homeowner-friendly news for property owners on Skidaway Island, particularly in communities such as The Landings, South Harbor, Grand Harbor, and Modena, where rising home values can otherwise translate into rising property taxes.
On February 4, 2026, the Georgia Senate passed legislation making the statewide cap on annual property tax increases for homestead properties mandatory across Georgia. For Skidaway Island homeowners, this strengthens an existing protection and ensures it applies consistently across Chatham County.
This is about protecting your home investment on the island.
What the Law Does — In Plain Language
Georgia law limits how much the taxable value of a primary residence (a homestead) can increase each year. Even if market values rise sharply — something many homeowners in The Landings, South Harbor, Grand Harbor, and Modena have experienced — the taxable value used to calculate property taxes is capped based on inflation, rather than full market appreciation.
With the bill’s passage on February 4, 2026, this cap can no longer be optional at the local level.
What this means for Skidaway Island homeowners:
- Fewer surprises in annual property tax bills
- Protection from sudden assessment spikes in high-demand island communities
- More predictability in long-term homeownership costs
The Critical Requirement: You Must Have a Homestead Exemption on File
This tax protection only applies to homestead properties.
That means:
- Homestead exemptions are not automatic
- You cannot file until you own the home
- The exemption must be on file for the tax cap to apply
If a Homestead exemption is not filed, the property does not receive the protection, even though the law exists.
This is especially important for buyers purchasing homes in The Landings, South Harbor, Grand Harbor, or Modena, where assessed values can reset significantly after a sale.
Who Is Eligible to File a Homestead Exemption in Georgia?
Under Georgia law, all of the following must be true:
- You own the property (your name is on the recorded deed)
- The home is your primary residence
- You occupied the property as your legal residence as of January 1 of the tax year
If you purchase a home on Skidaway Island after January 1, you typically file for the next tax year, but filing promptly once eligible is still important for future protection.
What Buyers on Skidaway Island Should Do
If you are buying a home in The Landings, South Harbor, Grand Harbor, or Modena, the correct sequence is:
- Close on the property
- Occupy it as your primary residence
- File your Homestead exemption once legally eligible
The prior owner’s exemption does not transfer to a new buyer.
Failing to file means your Skidaway Island home may be taxed at its full assessed value, without the annual increase cap.
How to File a Homestead Exemption in Chatham County
Homestead exemptions for Skidaway Island are filed with the Chatham County Board of Assessors.
Online Filing (Available for Skidaway Island Homes)
Most Skidaway Island homeowners can file online using the official Chatham County portal:
Chatham County Homestead E-Filing Portal
FILE HERE
The portal allows eligible homeowners to:
- File a standard Homestead exemption
- Upload required documentation
- Complete the process without an office visit
Typical documents required:
- Georgia driver’s license or state ID showing the Skidaway Island property address
- Vehicle registration (if applicable)
- Proof of ownership (often verified electronically through deed records)
In-Person Filing Option
Some homeowners — particularly those applying for additional or specialty exemptions — may prefer or need to file in person.
Chatham County Board of Assessors
222 West Oglethorpe Avenue, Suite 113
Savannah, GA 31401
Filing Deadline
To receive the Homestead exemption for the current tax year, applications generally must be filed by April 1.
Once approved, most Homestead exemptions automatically renew each year as long as ownership and primary residency remain unchanged.
Why This Matters Specifically on Skidaway Island
Skidaway Island has seen strong and sustained appreciation, particularly in established communities like The Landings and newer luxury enclaves such as Grand Harbor and Modena. While that growth builds equity, it also increases exposure to rising assessed values without the right protections in place.
This mandatory tax cap, combined with a properly filed Homestead exemption, helps ensure Skidaway Island homeowners benefit from appreciation without being penalized for it year after year.
For buyers, it adds long-term clarity and confidence when planning ownership costs in one of Savannah’s most desirable residential markets.
Bottom Line
- On February 4, 2026, the Georgia Senate passed legislation making the homestead tax increase cap mandatory statewide
- The protection only applies if a Homestead exemption is filed
- You must own and occupy the home before filing
- Skidaway Island homeowners in The Landings, South Harbor, Grand Harbor, and Modena can file online through the Chatham County portal
- Filing promptly once eligible is essential
Smart Skidaway Island homeowners don’t just buy well. They protect what they buy.
Thinking About Buying or Selling on Skidaway Island?
Whether you’re considering selling in The Landings, purchasing in Grand Harbor or Modena, or planning your next move in South Harbor, understanding how property taxes and Homestead exemptions work is part of making a smart real estate decision.
I work closely with buyers and sellers across Skidaway Island and help clients navigate not just the transaction, but the details that matter before and after closing. If you’d like guidance tailored to your specific community, timeline, and goals, I’m happy to help.
Reach out anytime to discuss strategy, pricing, or next steps.
Disclaimer
I am a real estate professional, not an attorney. This article is provided for general informational purposes only and does not constitute legal or tax advice. Property tax laws, exemptions, and filing requirements can change, and individual circumstances vary. For legal or tax advice specific to your situation, consult a qualified attorney or tax professional.
