Georgia CommonsHouse · Introduced · 2025-2026 Regular Session
HR 1392: Ad valorem tax; qualified low-income building projects may be classified as a separate class of property; provide - CA
Last action March 3, 2026 · House Committee Favorably Reported
A Georgia House resolution would ask voters to amend the state Constitution so qualified low-income housing projects can be taxed as their own property class, with rules set by the General Assembly.
The summaries below were written by an AI model (claude-sonnet-5) from the text of the resolution and are not part of it. Quote the text, not the summary. The stored text is the Introduced version, the latest the General Assembly's website lists.
In plain language
Georgia's Constitution currently lists specific categories of property, like trailers, mobile homes, and heavy-duty equipment owned by nonresidents, that can be taxed differently from other property. This resolution proposes adding a new category: qualified low-income housing projects, defined using the federal tax code's definition of low-income housing tax credit properties (26 U.S.C. Section 42(g)(1)). If approved by two-thirds of each chamber of the General Assembly and then by Georgia voters in a statewide referendum, the amendment would let the legislature set separate property tax rates, valuation methods, and assessment dates for these housing projects, subject to conditions the General Assembly writes into law. The resolution also sets the exact ballot language voters would see, asking them to vote yes or no on the change.
What the bill does
- Proposes adding qualified low-income housing projects, defined by the federal tax code at 26 U.S.C. Section 42(g)(1), as a new separate class of property for Georgia property tax purposes.
- Allows the General Assembly to set different tax rates, valuation methods, and assessment dates for these housing projects than apply to other property.
- Requires the proposed constitutional amendment to be submitted to Georgia voters for ratification or rejection in a statewide referendum.
- Specifies the exact yes or no ballot question voters will see if the amendment is submitted for a vote.
Who it affects
Developers and owners of qualified low-income housing projects that receive federal low-income housing tax credits, county tax assessors and local governments that administer property taxes, and Georgia voters, who would decide the amendment's fate in a referendum.
Why it matters
If ratified, the change could let the General Assembly set lower or different property tax treatment for low-income housing developments, potentially affecting the cost of building or operating such housing and the property tax revenue local governments collect from these projects.
Key provisions
- Section 1 amends Article VII, Section I, Paragraph III(b) of the Georgia Constitution to add a new subparagraph (D) creating a separate property tax class for qualified low-income housing projects as defined in 26 U.S.C. Section 42(g)(1).
- Section 1 keeps this new classification subject to conditions and limitations the General Assembly may set by general law, similar to the existing classes for trailers, mobile homes, and nonresident heavy-duty equipment.
- Section 2 requires the amendment to be published and submitted to voters under Article X, Section I, Paragraph II of the Constitution, and sets the specific ballot wording for the yes/no vote.
From the bill
“Qualified low-income housing projects as such term is defined in 26 U.S.C. Section 42(g)(1).”
“Shall the Constitution of Georgia be amended so as to provide that qualified ( ) NO low-income housing projects may be classified as a separate class of property for ad valorem property tax purposes”
Discussed in meetings (3)
The House and Senate meetings that took this bill up, from their machine transcripts. Each account was written by Georgia Commons with AI and is not part of the record; the video is what was said.
House Ways & Means Committee, March 3, 2026
From 0:29:10 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The sponsor said HR 1392 was consistent with recent court rulings and federal definitions. A supporting witness said the constitutional amendment would let voters authorize separate property tax treatment for qualified low-income housing, followed by legislation setting assessment methods. The witness said earlier legislative efforts had not resolved excessive assessments. A property-owner witness reported roughly $77,000 in 2024 income before taxes at one Bleckley County property and a $109,000 tax bill before appeals. The owner said tax payments depleted reserves and another property was assessed as complete when only 25% finished. One member questioned the approximately $12.67 million valuation for 50 units and asked about rents and unit sizes. Another asked how assessments would change. The owner said current assessments included building costs and tax credits, while both witnesses favored valuation based on rental income and expenses. Asked about temporarily reduced income during renovations, the owner suggested standard occupancy assumptions but deferred to appraisers; the supporting witness said that issue had not been considered. A do-pass motion received ayes and at least one no. The chair acknowledged opposition but did not explicitly announce the result.
House Rules Committee, March 4, 2026
From 1:46:25 · Watch on the General Assembly's Vimeo channel
Summary by Georgia Commons: The presenter said HR 1392 would create a separate property classification for low-income housing developments. No further explanation, questions or decision were recorded.
Status timeline
- House Committee Favorably Reported (House)
- House Second Readers (House)
- House First Readers (House)
- House Hopper (House)
Sponsors
- Shaw Blackmon (R, HD-146)
- Rob Leverett (R, HD-123)
Topics
- property taxes
- low-income housing
- constitutional amendment
- affordable housing
- tax classification