Promenade at Sawnee Village — True Annual Cost

HOA Fee

Promenade at Sawnee Village’s HOA fee is currently listed at $17–$225/month because the community is in early build-out phases. The Providence Group builds out amenities in phases; the HOA normalizes as the community fills. Based on comparable Providence Group 55+ communities, the stabilized HOA is expected to be $250–$350/month once all 221 homes are complete and the full amenity package is operational.

What the HOA covers: Professional landscaping and lawn maintenance, clubhouse operations, pool maintenance, pickleball courts, gated entry. Roof and exterior maintenance is owner responsibility (single-family homes, not condos).

Forsyth County Property Tax

Georgia property tax is calculated on 40% of market value (assessed value) multiplied by the millage rate. Forsyth County’s 2024 total millage rate is approximately 24.945 mills combined (county, school, and fire). After the standard homestead exemptions, the effective rate on market value is approximately 0.68%.

At age 65+, Forsyth County provides an additional $40,000 school tax exemption, which further reduces the effective rate. Most 65+ homeowners at Promenade’s price range pay 0.55%–0.65% effective on market value.

Note: Forsyth County tax records show the average annual property tax for Promenade at $6,776 across existing sales, which aligns with the ~0.68% calculation. File your homestead exemption with Forsyth County by April 1 of the year following purchase.

All-In Monthly Carrying Cost

Forsyth County vs Spalding County — The Tax Gap

The single most important financial comparison in the Atlanta 55+ market is the county tax gap. Promenade sits in Forsyth County (~0.68% effective). Sun City Peachtree sits in Spalding County (~1.42% effective). On a $650K home:

The annual gap between Promenade (Forsyth) and Sun City Peachtree (Spalding) is approximately $4,810/year at $650K. Over 20 years that is $96,200 — enough to meaningfully offset Promenade’s higher base price.