True Cost · Timberbrook · 2026

Timberbrook — True Annual Cost

HOA ~$175–$250/mo · Forsyth County · All-in monthly

OverviewTrue CostsCompare to PromenadeAtlanta Hub

HOA Fee: ~$175–$250/mo

Verify the current monthly HOA directly with the association or an active resale listing. Forsyth County 55+ community HOA fees typically run $175–$350/month depending on amenity scope and what maintenance is covered.

What to verify before closingCurrent monthly assessment · What the HOA covers (especially roof and exterior) · Reserve fund balance · Any pending special assessments · Pet and rental restrictions

Forsyth County Property Tax

Forsyth County effective rate on market value after homestead exemptions: approximately 0.68%. One of the lowest effective rates in the Atlanta 55+ market.

Property Tax Estimates — Timberbrook

$400K home, under 65~$2,720/yr
$400K home, age 65+~$1,900–$2,100/yr
$450K home, age 65+~$2,100–$2,400/yr
$500K home, age 65+~$2,400–$2,700/yr

File homestead exemption with Forsyth County by April 1 of the year following purchase. Age 65+ school tax exemption requires separate application — additional $40K exemption that further reduces effective rate.

All-In Monthly Estimate

Monthly Cost — $425K Home at Timberbrook

Mortgage (30yr, 6.5%, 20% down)~$2,149/mo
HOA fee (estimated mid-range)~$235/mo
Property tax (65+, monthly)~$183/mo
Insurance + maintenance reserve~$150/mo
Total all-in monthly~$2,717/mo

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