Shopping for a home in Johns Creek? The monthly payment you see on a mortgage calculator is only part of the picture. Your real cost includes property taxes, homeowner’s insurance, possible mortgage insurance, stormwater and other municipal fees, HOA dues, and everyday utilities. When you account for each piece, you can choose confidently and avoid surprises after closing. This guide shows you how to estimate a complete monthly budget, step by step, and where to verify every input. Let’s dive in.
PITI vs. your true monthly cost
PITI stands for principal, interest, taxes, and insurance. It is the base of most mortgage budgets. In Johns Creek, you’ll also want to include HOA dues (if any), stormwater and other city or county fees, and your utility and maintenance plans. Think of this as your PITI+ number.
You can build PITI+ using a few quotes and public sources. The steps below show you how to calculate each line and convert annual or quarterly bills to a monthly amount so your budget is apples to apples.
Start with principal and interest
Your principal and interest (P&I) come from the loan amount, interest rate, and term. If you prefer to calculate it yourself, use the standard mortgage formula or a calculator:
- Monthly mortgage payment (P&I): M = Ploan × [r(1+r)^n] ÷ [(1+r)^n − 1], where r is the monthly interest rate and n is the total number of payments.
Get your rate and loan options from a lender. Keep this P&I figure handy as you add the other items below.
Estimate Johns Creek property taxes
Georgia calculates residential property taxes using assessed value at 40% of fair market value. You can confirm this statewide rule in the Georgia Department of Revenue’s overview of property tax. Read the state background at the Georgia Department of Revenue.
Here is the standard approach:
- Start with price (P).
- Assessed value = P × 0.40.
- Subtract any exemptions you qualify for (such as homestead) to get taxable value.
- Multiply taxable value by the combined millage rate for the property. Mills are per $1,000 of taxable value.
- Divide the annual tax by 12 for your monthly budget.
Use this formula:
- Monthly property tax = ((P × 0.40) − exemptions) × (mills ÷ 1,000) ÷ 12
What to verify for Johns Creek:
- Combined millage rate: This includes Fulton County, City of Johns Creek, and the Fulton County School Board. Millage changes annually. Look up current rates on the Fulton County Tax Commissioner and the City of Johns Creek sites. For school millage, check Fulton County Schools’ finance updates.
- Exemptions: Confirm homestead and any local exemptions through the county and city pages above.
- Billing timing: Fulton County publishes due dates and delinquency schedules. Review the payment schedule on the Fulton County Tax Commissioner.
Tip: Because millage rates adjust annually, avoid using last year’s bill as your only source. Verify the current year before you finalize your budget.
Add city and county recurring fees
Many Metro Atlanta cities assess stormwater utility fees to fund drainage and water quality projects. Billing can be monthly, quarterly, or annually, and may use a per-parcel or ERU (equivalent residential unit) method. Larger impervious areas may pay more.
What to check for Johns Creek:
- Stormwater utility: Confirm whether Johns Creek charges a residential stormwater fee, how it is calculated, and how it is billed. Start at the City of Johns Creek site and search Public Works or Finance for the current fee schedule.
- Water and sewer: Review base charges and per-1,000-gallon consumption rates. Note any tiered or seasonal rates. Use the same city utility pages to confirm your provider and rate sheet.
- Solid waste: Determine if trash and recycling service is city-arranged or private. If private, request quotes from local haulers or check your HOA for included services.
Convert non-monthly charges to a monthly number for your worksheet. For example, an annual stormwater bill ÷ 12.
Homeowner’s insurance and PMI
Homeowner’s insurance is usually required by lenders. Premiums vary by coverage, home size, age, deductible, and local risk. For a ballpark, compare quotes from two or three local agents, and review statewide averages from the National Association of Insurance Commissioners.
- Flood insurance: This is separate from homeowner’s insurance and may be required if the property is in a Special Flood Hazard Area. Check the property’s flood zone using the FEMA Flood Map Service Center and confirm lender requirements.
- Private mortgage insurance (PMI): Conventional loans typically require PMI when the down payment is under 20%, unless the lender offers a different structure. Annual PMI rates often range from about 0.2% to 1.0% of the loan amount based on credit and loan-to-value. Divide the annual cost by 12 for your monthly estimate. For general mechanics, see borrower resources from Freddie Mac.
HOA dues and what they cover
Many Johns Creek neighborhoods have HOAs. Dues can be monthly, quarterly, or annual. Single-family dues vary widely. Condo dues are often higher because they can include building insurance, amenities, reserves, and sometimes utilities.
Request the HOA disclosure and fee schedule during your due diligence. Note what is included, such as trash service, landscaping, amenities, or cable/internet. Always convert non-monthly dues to a monthly line item.
Utilities and routine upkeep
Add the services you will use every month. Ranges vary by home size, insulation, household size, and season. Use these broad ranges as a starting point and refine them with property-specific data when possible:
- Electricity: $80 to $250+ per month. Review rate options and efficiency tips at Georgia Power.
- Natural gas: $20 to $120 per month, with higher winter use. Gas in the area is typically distributed by Atlanta Gas Light, with marketers supplying the commodity.
- Water and sewer: $30 to $150 per month depending on household size and irrigation use. Check the city’s utility pages for rate structures.
- Trash and recycling: $10 to $50 per month if privately contracted, or included in HOA or city service.
- Internet/cable: $40 to $120 per month based on speed and bundling.
- Maintenance reserve: A common guideline is 1% to 3% of the home’s price per year for upkeep. Convert that to a monthly reserve so you plan ahead for systems, roofs, and routine care.
Also budget for lawn care, pest control, and security monitoring if those services fit your lifestyle.
Build your PITI+ worksheet
Gather these inputs from your lender, listing, and local sources:
- Price (P) and down payment; loan amount = P − down payment
- Rate and term (from your lender)
- Millage rate (current combined) and exemptions
- Homeowner’s insurance annual premium
- PMI rate if down payment is under 20%
- HOA dues and what they include
- Stormwater fee, water/sewer base and usage estimates, trash fees
- Utility estimates for electric, gas, internet
- Maintenance reserve percentage (start with 1% to 2%)
Then calculate:
- Monthly principal & interest: mortgage formula or lender estimate
- Monthly property tax: ((P × 0.40) − exemptions) × (mills ÷ 1,000) ÷ 12
- Monthly homeowner insurance: annual premium ÷ 12
- Monthly PMI: (loan amount × PMI rate) ÷ 12 if applicable
- Monthly HOA: monthly amount, or annual/quarterly ÷ 12
- Monthly stormwater and municipal fees: monthly or annual ÷ 12
- Utilities and services: electric + gas + water/sewer + trash + internet
- Maintenance reserve: (P × maintenance %) ÷ 12
- Total estimated monthly housing cost = sum of lines 1 through 8
Example walk-through (placeholders)
Use placeholders until you confirm real numbers for a specific property:
- P = $XXX,XXX; Down Payment = $XX,XXX; Loan = $YYY,YYY
- Rate = R%; Term = N years
- Mills = Y.YY; Exemptions = $ZZZ
- Insurance = $A per year; PMI rate = B% (if needed)
- HOA = $C per month; Stormwater = $D per month
- Utilities total = $E per month; Maintenance reserve = F% of price
Then:
- P&I = lender’s monthly estimate based on Loan, Rate, and Term
- Taxes = ((P × 0.40) − ZZZ) × (Y.YY ÷ 1,000) ÷ 12
- Insurance = A ÷ 12
- PMI = (Loan × B%) ÷ 12
- HOA = C
- Stormwater/municipal = D
- Utilities = E
- Maintenance = (P × F%) ÷ 12
- Total PITI+ = sum of all lines
Swap your placeholders for verified numbers and you have a reliable monthly budget.
Verify numbers before you finalize
Use these sources to confirm the latest rates and rules:
- State property tax framework and the 40% assessment: Georgia Department of Revenue
- Millage rates, exemptions, bills, and deadlines: Fulton County Tax Commissioner
- City fees and utility information, including stormwater: City of Johns Creek
- Homeowner’s insurance averages and insights: National Association of Insurance Commissioners
- Flood zone lookups: FEMA Flood Map Service Center
- Electric service information: Georgia Power
- PMI and mortgage basics: Freddie Mac
Ready to run the numbers on a specific Johns Creek property and compare neighborhoods, HOAs, and utility profiles side by side? Book a complimentary market consultation with Unknown Company. We’ll help you verify each line item and align your budget with the lifestyle you want.
FAQs
How do I estimate property tax for a Johns Creek home?
- Use the formula: ((Price × 0.40) − exemptions) × (combined mills ÷ 1,000) ÷ 12, and confirm current mills and exemptions through the Fulton County Tax Commissioner and the City of Johns Creek.
Does Johns Creek charge a stormwater utility fee?
- Many Metro Atlanta cities do; check the City of Johns Creek Public Works or Finance pages for current stormwater policy, billing method, and fee schedule, then convert to a monthly amount.
Do I need flood insurance in Johns Creek?
- Only if your lender requires it or you choose added protection; verify flood zones for the specific address using the FEMA Flood Map Service Center and discuss requirements with your lender and insurer.
Will my lender escrow taxes and insurance?
- Many lenders escrow both, which spreads these costs into your monthly payment; confirm your escrow setup and estimated monthly amounts with your loan officer.
What HOA costs should I expect in Johns Creek?
- Dues vary by community and property type; request the HOA disclosure to see current fees, billing frequency, and what is included, then divide non-monthly dues by 12 for your budget.
