Johns Creek vs. Duluth vs. Alpharetta vs. Peachtree Corners

Last checked Oct. 5, 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.

Johns Creek’s three nearest city neighbors are Duluth, about four miles away, and Alpharetta and Peachtree Corners, about five miles each. The Chattahoochee River splits them into two pairs: Johns Creek and Alpharetta are in Fulton County with Fulton County Schools, and Duluth and Peachtree Corners are in Gwinnett County with Gwinnett County Public Schools. That one line changes the county and school tax rates, the school district and, in Peachtree Corners, 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. Many Johns Creek homes have Alpharetta, Duluth or Suwanee addresses.
• The county decides the school district. Check an address with the Fulton County Schools lookup or the Gwinnett County Public Schools locator.
• 2026 Fulton rates are not final. Johns Creek holds hearings Oct. 15 and Oct. 26; Gwinnett’s 2026 rates are set and its bills are out.

Part of our Johns Creek 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 adopted city rates for the 2025 tax year, the latest year all four have final rates.

City tax rates in one chart

County and school rates

Every address also pays its county and school district. For the 2025 tax year:

Fulton rates: the county’s general fund rate, 8.87 mills for four years running, and the Fulton County Board of Education’s 2025 rate. Gwinnett rates: the Tax Commissioner’s 2025 millage table, which bills Peachtree Corners’ city rate with the county bill; Duluth bills its own.

Adding the rows in these two tables, the 2025 rates come to about 29.442 mills in Johns Creek, 31.700 in Alpharetta, 34.5 in Peachtree Corners and 38.151 in Duluth. Exemptions change what any one homeowner pays, and the bill itself lists every levy.

For 2026: Gwinnett’s 2026 table carries the same county and school rates as 2025, and Duluth kept 6.551 mills. Johns Creek has tentatively adopted 3.492 mills again, above the rollback rate of 3.434, according to its notice. Fulton County has proposed keeping 8.87 mills, and the Fulton County Board of Education tentatively approved 18.08 mills, according to its board bulletin.

Homestead exemptions

Each city sets its own exemptions from its city levy, in addition to the county’s. As each city lists them:

File in Fulton with the Board of Assessors and in Gwinnett with the Tax Commissioner. Both counties’ deadline is April 1.

High schools in each city

Public high schools inside each city’s limits, by Census place boundaries, with their 2025 College and Career Ready Performance Index (CCRPI) scores from the state’s School Grades report. The state average was 76.9 for high schools; the district averages were 86.8 for Fulton and 77.8 for Gwinnett. Zones cross city lines, so a home in one city can be zoned for a school in another.

Peachtree Corners has no public high school inside its city limits; Gwinnett County Public Schools zones its addresses to high schools outside the city. School locations are from the federal NCES directory.

Home values

The Zillow Home Value Index by city for August 2026. It is a modeled typical value for the middle third of homes, not a sale price.

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.

The same figures, with more, are on each city’s Census QuickFacts page.

City services

How to check an address

• Which city is it in? Look up the parcel with the Fulton County Board of Assessors or the Gwinnett Tax Commissioner’s property search. The tax district on the record tells you which city levy applies. In Johns Creek, the city’s Community Area lookup also confirms an address is inside the city.
• Which schools? The Fulton County Schools lookup or the Gwinnett County Public Schools locator.
• What are the taxes? The Fulton County Tax Commissioner’s bill search and the Gwinnett Tax Commissioner’s property search show the current bill for a property. Duluth city bills come from the City of Duluth.

Frequently asked questions

Which has the lower city property tax rate, Johns Creek, Duluth, Alpharetta or Peachtree Corners?

For the 2025 tax year, Peachtree Corners levied no city property tax, Johns Creek’s city rate was 3.492 mills, Alpharetta’s 5.750 and Duluth’s 6.551, according to each city. County and school rates differ between Fulton and Gwinnett and are listed separately.

Are Johns Creek and Duluth in the same county and school district?

No. Johns Creek and Alpharetta are in Fulton County and served by Fulton County Schools. Duluth and Peachtree Corners, across the Chattahoochee River, are in Gwinnett County and served by Gwinnett County Public Schools.

What is the typical home value in Johns Creek, Duluth, Alpharetta and Peachtree Corners?

In August 2026, the Zillow Home Value Index was $716,629 in Alpharetta, $695,041 in Johns Creek, $542,915 in Peachtree Corners and $437,770 in Duluth. It is a modeled typical value, not a sale price.

Who provides police in Peachtree Corners?

Gwinnett County Police, under an agreement with the city, according to the City of Peachtree Corners. Johns Creek, Duluth and Alpharetta run their own police departments.