Gwinnett / City or unincorporated
City or unincorporated
Is the address in a city, or in unincorporated Gwinnett?
Most of Gwinnett isn’t in a city. A home can carry a city’s name in its mailing address and still sit outside city limits, and that decides who handles zoning, permits, inspections and part of the tax bill.
The short version
Seventeen cities, and the county everywhere between them.
- Cities in the county
- 17incorporated cities and townsEach one sets its own zoning. Several run their own utilities, police or schools.
- Unincorporated millage
- 34.86mills, 2025City rates on this page run from 14.35 to 36.485 mills, county-billed. Most cities also send a separate city bill.
- Tax example
- $523a month on a $450,000 homeUnincorporated Gwinnett. 40% assessed value, no exemptions.
Published 2025 rates. Buford’s figure leaves out its separate city school tax, so it isn’t a lower total.
Why it matters
Two houses a mile apart can follow different rules
Unincorporated Gwinnett is governed directly by the county. Zoning, permits, inspections and code all run through Gwinnett County Planning and Development rather than a city hall.
That matters more than people expect. Two houses a mile apart can sit under different zoning authorities, different permitting timelines and different millage.
It also sets the limit on most county data. The rezoning cases, permit reports and code enforcement the county publishes cover unincorporated Gwinnett only. The cities keep their own records.
Schools are separate again. Most GCPS clusters are mostly unincorporated. Cluster names follow the high school, not the city. Buford runs its own district.
All 17 cities
Who handles what, city by city
Millage is the 2025 county-billed rate. “City” means the city itself handles it. Linked cities have a full guide.
| Jurisdiction | 2025 millage | Zoning and permits | Inspections | Water and sewer |
|---|---|---|---|---|
| Unincorporated Gwinnett | 34.86 | Gwinnett County | Gwinnett County | Gwinnett County |
| Auburn | 31.6 | City | City, contracted | City utility (water) |
| Berkeley Lake | 35.694 | City | City | Gwinnett County |
| Braselton | 31.6 | Town | Town | Town utility |
| Buford | 14.35 | City | City | City utility |
| Dacula | 34.5 | City | City, contracted | Gwinnett County |
| Duluth | 31.6 | City | City | Gwinnett County |
| Grayson | 36.485 | City | Not confirmed online | Gwinnett County |
| Lawrenceville | 31.6 | City | City | Gwinnett County |
| Lilburn | 31.6 | City | City | Gwinnett County |
| Loganville | 28.4 | City | City | City utility |
| Mulberry | 34.5 | City | County, with most other services | Gwinnett County |
| Norcross | 31.6 | City | City | Gwinnett County |
| Peachtree Corners | 34.5 | City | City | Gwinnett County |
| Rest Haven | 34.5 | Not confirmed online | Not confirmed online | Not confirmed online |
| Snellville | 31.6 | City | City | Gwinnett County |
| Sugar Hill | 34.5 | City | City | Gwinnett County |
| Suwanee | 31.6 | City | City | Gwinnett County |
- Buford. Buford's city tax funds Buford City Schools and is billed separately, which is why no county school levy appears here. This is not a lower total.
- Loganville. Loganville runs its own fire department, so no county fire levy applies.
- Peachtree Corners. No city property tax at all.
- Not confirmed online. Grayson’s inspections and Rest Haven’s zoning, inspections and water aren’t published by an official source. Call the city before relying on either.
From the site’s Gwinnett data, as shown on the Gwinnett page and the interactive map. Norcross inspections confirmed from the city’s building official page. Built October 19, 2026. I’m an independent mortgage broker, not a city or county representative.
How to check
Check the parcel, not the mailing city.
- Find the jurisdiction. Look the parcel up in the county’s land and property maps, or check the county’s official municipality directory.
- See it on the map. The interactive map draws every city boundary, so you can see where the line falls near a home.
- Verify school assignment. Use the GCPS school locator for the exact address and school year.
- Price the full tax bill. Add any separate city bill to the county-billed figure, then check homestead exemptions with the Tax Commissioner.
Your next step
Not sure which side of the line a home is on?
Send me the address. We can sort out who governs it and what that means for the payment before you make an offer.