Duluth and its three nearest cities side by side: city tax rates, 2025 high school scores, August 2026 Zillow values, Census commute times and city services.
Last checked Oct. 6, 2026. Sources are linked in each table: the four cities, the Gwinnett County Tax Commissioner, Fulton County and Fulton County Schools, the state’s 2025 School Grades data, Zillow Research and the Census Bureau’s 2020-2024 American Community Survey.
Duluth’s three nearest cities are Johns Creek, about four miles northwest across the Chattahoochee River; Peachtree Corners, about five miles west-southwest; and Norcross, about five miles southwest. Duluth, Peachtree Corners and Norcross are in Gwinnett County; Johns Creek is in Fulton County. The county line decides the school district and most of the tax bill, and the city line decides the city tax and who answers a police call. This page sets out the official figures; it does not rank the cities.
What this means for you
- The city line decides your city tax and services, not the mailing address. Duluth ZIP codes reach well outside the city.
- The county decides the school district. Check an address with the Gwinnett County Public Schools locator or the Fulton County Schools lookup.
- Gwinnett’s 2026 rates are final; Johns Creek’s and Fulton’s 2026 rates were not final when last checked.
Part of our Duluth neighborhoods guide.
City property tax rates
A mill is $1 of tax for every $1,000 of assessed value, and in Georgia assessed value is 40% of fair market value. These are the latest adopted city rates each source publishes, with the tax year named.
| City | City rate (mills) | Tax year | Source |
|---|---|---|---|
| Duluth | 6.551 | 2026 | Mayor and City Council minutes, Aug. 24, 2026 (PDF); see our property tax guide |
| Johns Creek | 3.492 | 2025 | City of Johns Creek |
| Peachtree Corners | 0 | 2026 | Gwinnett County Tax Commissioner |
| Norcross | 6.249 | 2025 | City of Norcross five-year tax digest (PDF) |
Duluth kept the same rate as 2025, according to the draft minutes of the council’s Aug. 24 meeting. Johns Creek has tentatively adopted 3.492 mills again for 2026, according to its notice.
City tax rates in one chart
County and school rates
Every address also pays its county and school district.
| City | County and school levies (mills) | City | Total |
|---|---|---|---|
| Duluth | 31.6 (2026; no county police levy) | 6.551 (2026) | 38.151 |
| Johns Creek | 25.95 (2025: Fulton County 8.87, Fulton County Schools 17.08) | 3.492 (2025) | 29.442 |
| Peachtree Corners | 34.5 (2026; includes the county police levy of 2.9) | 0 | 34.5 |
| Norcross | 31.6 (2026; no county police levy) | 6.249 (2025) | about 37.849 |
Gwinnett figures are from the Tax Commissioner’s 2026 millage table, updated Sept. 4, 2026, which lists schools at 18.7, county operations at 6.95, fire and EMS at 3.2, school bonds at 1.45, recreation at 1 and economic development at 0.3 for all three Gwinnett cities. Duluth and Norcross run their own police departments, so they pay no county police levy. Fulton figures are the county’s general fund rate and the school board’s 2025 rate; for 2026 the county has proposed keeping 8.87 mills and the school board tentatively approved 18.08, according to its board bulletin. Exemptions change what any one homeowner pays.
Homestead exemptions
Each city sets its own exemptions from its city levy, in addition to the county’s.
| City | City exemptions |
|---|---|
| Duluth | For 2026: $2,000 basic homestead; $4,000 for owners 65 and older with income under $25,000 a year; $4,000 senior disabled; $126,526 for 100% disabled veterans. A floating homestead exemption, from the 2025 tax year, limits yearly increases in assessed value to inflation. Apply through the county. City page |
| Johns Creek | $15,000 off assessed value (basic); $15,000 more at 65; another $10,000 at 65 with an income limit; full exemption from the city levy at 70 or if disabled, with an income limit. City page |
| Peachtree Corners | No city levy, so no city exemption; Gwinnett County exemptions apply. Tax Commissioner |
| Norcross | From Jan. 1, 2026, $45,000 off assessed value, or $90,000 at 65 and older, approved by voters in November 2025; apply with the city by July 31. City page |
High schools in each city
Public high schools inside each city’s limits, from the state’s School Grades data and the federal NCES directory locations, with their 2025 College and Career Ready Performance Index (CCRPI) scores. The state average was 78.0.
| City | High school | District | 2025 CCRPI |
|---|---|---|---|
| Duluth | Duluth High (report card) | Gwinnett | 70.0 |
| Johns Creek | Northview High (report card) | Fulton | 98.5 |
| Johns Creek | Chattahoochee High (report card) | Fulton | 96.8 |
| Johns Creek | Johns Creek High (report card) | Fulton | 94.5 |
| Norcross | Norcross High (report card) | Gwinnett | 69.8 |
| Norcross | Paul Duke STEM High (report card) | Gwinnett | 89.1 |
Peachtree Corners has no public high school inside its limits; most of it is zoned for Norcross High. In Gwinnett County Public Schools’ zone layers, updated in August 2026, 90% of Duluth home addresses are zoned for Duluth High and 10%, on the east side and around Sugarloaf, for Peachtree Ridge High in Suwanee (77.7). A school inside a city is not always the one its homes are zoned for. See our schools guide.
Home values
The Zillow Home Value Index by city. It is a modeled typical value for the middle third of homes, not a sale price.
| City | August 2026 | August 2025 | Change |
|---|---|---|---|
| Duluth | $437,770 | $449,090 | -2.52% |
| Johns Creek | $695,041 | $690,981 | +0.59% |
| Peachtree Corners | $542,915 | $555,905 | -2.34% |
| Norcross | $325,463 | $332,776 | -2.20% |
Home values in one chart
Census figures
From the Census Bureau’s 2020-2024 American Community Survey five-year estimates, the same vintage for all four. Median home value is the owners’ own estimate of their home’s value.
| City | Population | Median household income | Median home value | Mean travel time to work |
|---|---|---|---|---|
| Duluth | 32,426 | $95,331 | $400,800 | 29.9 minutes |
| Johns Creek | 81,988 | $160,093 | $629,400 | 30.1 minutes |
| Peachtree Corners | 42,373 | $82,139 | $484,700 | 25.9 minutes |
| Norcross | 18,007 | $75,266 | $403,400 | 27.6 minutes |
The same figures, with more, are on each city’s Census QuickFacts page. Our population guide has Duluth’s growth over time.
City services
| City | Police | Fire | Trash |
|---|---|---|---|
| Duluth | Duluth Police Department | Gwinnett County Fire and Emergency Services (Duluth pays the county fire levy) | Republic Services under city contract, paid through the city’s property tax, with no separate bill (city page); see our trash guide |
| Johns Creek | Johns Creek Police Department | Johns Creek Fire Department | Residents hire a hauler from the city’s registered list |
| Peachtree Corners | Gwinnett County Police, by agreement, per the city | Gwinnett County Fire and Emergency Services | Waste Management, the city’s hauler, per the city |
| Norcross | Norcross Police Department | Gwinnett County Fire and Emergency Services (Norcross pays the county fire levy) | Waste Management under city contract, billed on the tax bill (city page) |
How to check an address
- Which city is it in? Look up the parcel with the Gwinnett Tax Commissioner’s property search or the Fulton County Board of Assessors. The tax district on the record tells you which city levy applies.
- Which schools? The Gwinnett County Public Schools locator or the Fulton County Schools lookup.
- What are the taxes? The Gwinnett Tax Commissioner’s property search and the Fulton County Tax Commissioner’s bill search show the current county bill for a property. Duluth city bills come from the City of Duluth’s property tax office; Norcross city bills from the City of Norcross.
Frequently asked questions
What is the city property tax rate in Duluth compared with Johns Creek, Peachtree Corners and Norcross?
Duluth adopted 6.551 mills for 2026. Norcross’s latest adopted rate is 6.249 mills for 2025, Johns Creek’s 3.492 mills for 2025, and Peachtree Corners levies no city property tax. County and school rates add 31.6 mills in Duluth and Norcross and 34.5 in Peachtree Corners for 2026; Johns Creek is in Fulton County.
What is the typical home value in Duluth compared with Johns Creek?
In August 2026 the Zillow Home Value Index was $437,770 in Duluth and $695,041 in Johns Creek, with Peachtree Corners at $542,915 and Norcross at $325,463. It is a modeled typical value, not a sale price.
Are Duluth and Johns Creek in the same school district?
No. Duluth, Peachtree Corners and Norcross are in Gwinnett County Public Schools; Johns Creek, across the Chattahoochee River, is in Fulton County Schools.
Does Duluth have its own police department?
Yes. The Duluth Police Department patrols the city, as Johns Creek’s and Norcross’s own departments do theirs. Peachtree Corners has no police department; Gwinnett County Police patrol it.
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