Legislative Lookout
Legislative Lookout
A breakdown of local city, county, and state updates that could impact your business.
State of Georgia
New HOA Protections Take Effect
SB 406, the Georgia Property Owners’ Bill of Rights Act, was signed May 12, 2026. As of July 1, 2026, Section 7 requires homeowners associations to send certified-mail notice of outstanding fines or fees, give homeowners 30 days to pay, and provide an itemized breakdown before pursuing attorney’s fees. Judges must also formally review attorney-fee claims for reasonableness.
Sources: Freeman Mathis & Gary, SB 406 Summary; HunterMaclean, SB 406 Regulatory Changes.
A large share of Fayette County’s inventory is located in HOA communities. These protections give buyers and sellers greater transparency and leverage when HOA fines, liens, or fee disputes arise during a transaction.
Fayette County (Unincorporated)
Starr’s Mill Tunnel Takes Home a State Award
- The SPLOST-funded Starr’s Mill golf cart tunnel received the 2026 APWA Georgia Chapter Project of the Year award in the $1–5 million transportation category.
- The Board of Commissioners awarded an engineering and design contract for improvements at the Sandy Creek Road and Eastin Road intersection.
Sources: The Citizen, Starr’s Mill Tunnel Wins APWA Award; Atlanta Regional Commission, Fayette County Transportation Projects.
State recognition for local infrastructure is a credibility boost for the area, and the Sandy Creek and Eastin Road project is worth monitoring for clients in that corridor.
City of Fayetteville
Budget Season Opens, Downtown Gets an Arts-District Push
- Fayetteville began its FY2027 budget process with a Called Meeting on June 2. The first public hearing showed a proposed budget approximately $11 million higher than the prior year.
- On June 18, City Council adopted the Creative Placemaking Livable Centers Initiative, a plan focused on downtown connectivity, beautification, and establishment of an arts district.
Sources: Fayette News, FY27 Budget Reading Held at Fayetteville Council; Fayette News, Fayetteville Adopts Livable Centers Initiative.
Budget increases may eventually affect the millage rate, so the process is worth monitoring through adoption. The Livable Centers plan also strengthens downtown Fayetteville’s position as a walkable, amenity-rich destination.
Peachtree City
Cart Path Insurance on the Table, Annexation Study Underway
- On July 14, the Transportation Advisory Group voted to recommend that City Council require insurance for golf carts, responding to safety concerns involving e-mopeds and other cart-path traffic.
- The City and KB Advisory Group held a public open house on July 16 to gather input on a potential annexation study.
Sources: Peachtree City Transportation Advisory Group; The Citizen, Annexation Study Maps Peachtree City’s Future Growth.
Peachtree City’s cart-path network is a signature selling point, so any insurance requirement is important information for prospective buyers. Annexation is still in the study stage, but future boundary changes could affect jurisdiction, services, and taxes.
Town of Tyrone
Data Center Proposal Draws Early Questions
At its July 16 meeting, the Town Council received resident questions about “Project RITA,” an incoming Microsoft data center. Town staff confirmed that the site falls under Tyrone’s Business Technology Park ordinance, which caps facilities at 300,000 square feet. Microsoft had not yet submitted engineering plans. Residents raised concerns about groundwater impact, noise, and transparency.
Source: Fayette News, Tyrone Talks Project RITA and the Business Technology Park Ordinance.
The proposal remains in an early stage, but a project of this size is worth tracking for clients in northwest Fayette. Environmental and infrastructure concerns can influence buyer conversations well before construction begins.
State of Georgia
Major Housing and Tax Legislation Signed Into Law
- SB 33, HOME Act: Signed May 11, 2026. Beginning January 1, 2027, annual increases in taxable value for homesteaded properties will be capped at inflation, measured by CPI-U. Counties may offer a Local Homestead Option Sales Tax beginning in 2028 to further reduce property taxes. The protections do not apply to rentals, second homes, or commercial property.
- HB 463, Georgia Economic Growth and Tax Relief Act: Signed May 11, 2026. The law reduces Georgia’s income tax rate from 5.19% to 4.99% effective January 1, 2026, with further annual reductions planned. It also raises the retirement income exclusion to $70,000 beginning in 2027.
Sources: Governor’s Office Press Release; Georgia Recorder; GPB News; AppealAlly, SB 33.
Primary-residence buyers now have inflation protection on assessed value, a useful selling point in Fayette County’s high-appreciation market. The income-tax reduction may also improve buyer purchasing power.
City of Fayetteville
Summer Concerts Come to The Ville and Data Center Fight Resolved
- Downtown Fayetteville’s amphitheater, The Ville, announced an eight-event 2026 Summer Concert Series running through September. The schedule includes OG 97.9 Fest, Tracy Lawrence, WCLK Jazz Fest, WCLK Gospel Fest, and a 99X end-of-summer event.
- The contested data center proposed for Highway 85 North near Fayette Pavilion is officially off the table after Crow Holdings Development withdrew its appeal on March 18, 2026.
Sources: City of Fayetteville, The Ville 2026 Concert Series; City of Fayetteville, Data Center Discussion.
The concert series strengthens Fayetteville’s downtown identity as a destination. The data center withdrawal removes a major community concern along an important residential corridor.
Peachtree City
New Golf Cart Tunnel Completed
Peachtree City celebrated completion of the Robinson Road golf cart tunnel connecting Starr’s Mill High School students to the city’s multi-use path system. A ribbon cutting was held May 14 with Peachtree City Mayor Kim Learnard and Fayette County Board of Commissioners Chairman Lee Hearn. The project was funded by the 2017 SPLOST.
Source: Fayette News, May 14, 2026.
Peachtree City’s golf cart path network is one of the community’s most distinctive selling points. New SPLOST-funded infrastructure reinforces that identity for prospective buyers.
Town of Tyrone
First-Ever Night Market Approved
The Tyrone Town Council voted 3–1 to approve off-premises alcohol sales for the Downtown Development Authority’s inaugural Night Market at Shamrock Park, scheduled for June 12, 2026. It was the first Night Market in the town’s history.
Source: Fayette News, May 20, 2026.
Downtown activation strengthens community identity and creates walkable amenities that buyers increasingly consider when comparing communities in southern Fayette.
Fayette County (Unincorporated)
Budget Planning and Capital Projects Take Center Stage
- The Board of Commissioners held its 2026 Annual Retreat at Trilith LIVE on May 13, covering FY2026 projections, SPLOST review, capital projects, water-system needs, and millage-rate discussion.
- The proposed FY2026 budget was presented during a Special Called Meeting on May 21.
Sources: The Citizen, May 18, 2026.
Millage-rate and budget decisions directly affect property taxes for buyers in unincorporated Fayette County, making any adjustments from this cycle important to monitor.
State of Georgia
- SB 33 – HOME Act: Signed into law on May 11, 2026. Beginning January 1, 2027, annual increases in taxable value for homesteaded properties will be capped based on inflation. The law also allows counties to consider a Local Homestead Option Sales Tax (LHOST) beginning in 2028, with proceeds used to reduce property taxes for homesteaded properties.
- HB 463 – Georgia Economic Growth and Tax Relief Act: Signed into law in May 2026, this legislation reduces Georgia’s state income tax rate.
- HB 404 – Safe at Home Act: Signed in April 2026, this law establishes Georgia’s first statewide minimum habitability standards for rental housing, caps security deposits at two months’ rent, and requires landlords to provide at least three days’ written notice before filing for eviction.
- HB 1166 – Tiny Home / ADU Zoning Exemption: This bill passed the House but did not advance in the Senate before Sine Die. It would have addressed zoning exemptions for tiny homes and ADUs 400 square feet and under.
View SB 33 | View HB 404 | Georgia Recorder | GPB News | AppealAlly – SB 33 | AVLF – HB 404
These laws impact property taxes, rental housing regulations, affordability, and future housing options. REALTORS® should be prepared to discuss these changes with homeowners, investors, landlords, and prospective buyers. The HOME Act applies to primary residences, but it does not apply to rental properties, second homes, commercial buildings, or vacant land.
Fayetteville
- Cornerstone West breaks ground: Southtree Commercial began construction on a 28-acre mixed-use development at Veterans Parkway and Hwy 54 West. Phase 1 includes a 60,000-square-foot medical office building for Piedmont Cancer Institute. Future phases include 110 active adult housing units, retail space, a second medical building, and a hotel.
- Grady Avenue reopens: Fayetteville reopened Grady Avenue following a May 13 water main break that required full roadway reconstruction. GDOT is also preparing to repave Hwy 85 from Ramah Road to Don Easterbrook Way.
Read about Cornerstone West | Read about Grady Avenue repairs
The Cornerstone West groundbreaking is one of the largest mixed-use developments to begin construction in the Hwy 54 and Veterans Parkway corridor in years. Medical anchors, active adult housing, retail, and a planned hotel signal sustained investment and demand.
Peachtree City
- Robinson Road golf cart tunnel completed: A ribbon cutting with Peachtree City Mayor Kim Learnard and Fayette County Board of Commissioners Chairman Lee Hearn marked completion of a new underpass connecting Starr’s Mill High School students to Peachtree City’s multi-use path network. The project was funded by the 2017 SPLOST.
Read about the Robinson Road tunnel
The golf cart tunnel completion reinforces Peachtree City’s signature multi-use path identity, which remains a key differentiator in listing conversations. The 2017 SPLOST investment is now visible infrastructure buyers can see and use.
Tyrone
- Night Market approved for Shamrock Park: Town Council voted 3-1 to approve off-premises alcohol sales for Tyrone DDA’s inaugural Night Market at Shamrock Park, scheduled for June 12, 2026. This will be the first Night Market event in Tyrone’s history.
Read about Tyrone’s Night Market approval
Tyrone’s downtown activation is accelerating. Community events like the Night Market signal growing walkability and identity, factors increasingly cited by buyers comparing communities in southern Fayette.
Town of Brooks
No significant land use or infrastructure actions were reported during this cycle. Agendas and meeting information are available at brooksga.com.
Brooks continues to maintain its rural character while monitoring future planning and development opportunities that could shape long-term growth.
Fayette County (Unincorporated)
- 2026 Annual Retreat: The Board of Commissioners held its annual retreat at Trilith LIVE, covering FY2026 financial projections, SPLOST program review, major capital projects, water system operations, capital needs, and millage rate discussion.
- FY2026 Budget presentation: A Special Called Meeting presented the county’s proposed budget. Millage rates and water system capital needs were among the key agenda items.
Read about the annual retreat | View county meeting information
Budget and millage decisions will set the fiscal tone for 2026. Watch for any millage adjustments that could affect property tax bills for buyers in unincorporated Fayette County.
Fayette County (Unincorporated)
- Board of Commissioners action agenda highlights included approval of a 2017/2023 SPLOST stormwater project for culvert replacement at 140 Brandon Mill Circle.
- A revised GDOT right-of-way contract was updated for the SR 85 / SR 279 / Corinth Road project.
- A parks item related to closing Lake McIntosh Park from June 5–7, 2026 for a collegiate event was tabled.
SPLOST drainage work and GDOT right-of-way actions can translate into construction timelines, access changes, and neighborhood questions from buyers and sellers, especially where road and stormwater projects affect perceived convenience and property usability.
City of Fayetteville
- The Planning & Zoning Commission approved a conditional use permit for an adult daycare at 284 Highway 314.
- A parking variance was approved, reducing required off-street parking from 559 to 409 spaces for 130 N. Glynn Street.
- Conceptual site plan and elevations were approved with conditions for Hayloft Cornerstone West at 1347 Veterans Parkway.
These approvals can signal near-term commercial and service additions along key corridors. Parking variances and conceptual approvals are early indicators of development intensity and site design decisions that can influence traffic patterns, walkability expectations, and buyer perceptions.
Peachtree City
- Due to City Hall construction, regular council meetings are now set for 6:30 PM on the third Thursday, with work sessions on the first Thursday.
- The city continues to direct residents to posted agendas through its meeting, agenda, and calendar tools.
Meeting schedule changes matter for attendance and monitoring, especially when UDO, infrastructure, or redevelopment items surface. Having the right meeting time and location helps agents and clients stay engaged early, before decisions are finalized.
Town of Tyrone
- The revised Town Council packet included a 2026 field use agreement for Tyrone Soccer.
- The packet included the Tyrone Inclusive Discovery Path Eagle Scout project.
- An updated lease agreement was included for the WOW! Internet, Cable, and Phone facility at 145 Commerce Drive, with notes tied to expanded service needs for town facilities.
While not zoning-heavy, municipal facility expansions and telecom site agreements can affect service reliability and amenities. These are practical quality-of-life talking points that show up in buyer questions about internet service, parks, and town facility improvements.
Town of Brooks
- The Town Council public hearing agenda included a fence variance request at 124 Gable Road.
- The agenda also included a resolution to adopt the Fayette County 2025 Annual Report on Fire Services Impact Fees, including comprehensive plan amendments tied to updates to the CIE and STWP for the Brooks subsection.
Variance requests can be useful micro-signals of evolving neighborhood norms and enforcement realities. Impact fees and plan updates can influence future development feasibility and long-term service and infrastructure planning, which often matters in new construction conversations.
City of Newnan (Regional Influence)
- Comprehensive Plan 2026–2046 Drop-In Workshop was held on April 27, 2026.
- City Council meeting was scheduled for April 28, 2026.
Comprehensive plan updates are where land use direction, growth areas, and infrastructure priorities often start, well before rezonings and development proposals arrive. Given Newnan’s border influence, plan direction can ripple into housing demand and commuting patterns that affect Fayette buyers and sellers.
Georgia Legislative News
- HB 1116 / SB 33 Failed: Property tax relief legislation would have created a 1% local sales tax option, effective 2028, to offset homeowner property taxes while tightening rules on local tax increases without voter approval.
- HB 413 Passed: Allows Transfer on Death Deeds so property owners can transfer real estate by deed without probate.
- SB 406 Passed: Expands homeowner protections, improves transparency, and streamlines HOA voting and assembly sales procedures.
- HB 162 Passed: Cuts state sales tax in half for manufactured homes converted to real property within 30 days.
- SB 68 Passed: Requires insurers to promptly pay disaster claims within clear timeframes, authorizes drone and satellite assessments, and creates resilience grant programs.
- HB 61 Failed: Would have expanded anti-squatting law to short-term rentals with expedited eviction timelines.
- SB 8 Failed: Would have expanded access to remote online notarization services statewide.
- SB 458 Failed: Would have established state licensing requirements for home inspectors.
- SB 563 Failed: Institutional investors housing bill did not pass. More than 10 bills of this type failed this year after objection from large investor lobbies.
These bills affect property transfers, HOA governance, insurance claims, manufactured housing affordability, tax policy, and investor activity. Staying informed helps REALTORS® better explain changes and potential impacts to buyers, sellers, homeowners, and investors.
Fayetteville
An annexation and rezoning request is moving forward for approximately 37 acres at the Hwy 54, Lester Road, and Veterans Parkway intersection. The proposed mixed-use development could include up to 315 multi-family units. A Town Hall meeting was scheduled to gather public input ahead of a final council decision.
This project would add housing supply and increase density in a key corridor. Buyers and homeowners in the area may want to stay engaged as decisions move forward.
Peachtree City
The City approved a stormwater utility rate increase, transitioning to a flat residential rate. Additional updates include adoption of a public art master plan, updates to lighting ordinances, and expanded zoning allowances for certain business uses.
Changes in utility costs impact homeowner expenses, while zoning updates can influence both residential desirability and commercial property values.
Tyrone
Tyrone continues to see active planning activity, with recent council meetings and planning commission hearings addressing ongoing land use and zoning matters. Additional public hearings are scheduled as the town evaluates future development.
Ongoing zoning discussions signal continued growth and development opportunities. Staying informed helps REALTORS® better advise clients on future changes in the area.
Brooks
The Town Council continues to meet regularly, with agendas and minutes available online. While Brooks remains largely rural, ongoing discussions may influence future infrastructure or land use decisions.
Even small changes in rural communities can impact land values, development potential, and buyer interest.
Fayette County (Unincorporated)
Recent updates include approval of the FY2026 road paving project and continued infrastructure improvements, including work related to the QTS Data Center and roadway upgrades. The county has also opened qualifying for upcoming commission elections.
Infrastructure improvements enhance accessibility and property appeal, while local elections may influence future growth policies and land use decisions.
State of Georgia
The Georgia General Assembly is in the final stretch of its 2026 session, with several key housing-related bills still in play following Crossover Day. Major legislation includes property tax reform, which could significantly reduce the long-term tax burden on homeowners, and SB 463, which would limit large corporate ownership of single-family rental homes. A bill allowing tiny homes and ADUs statewide has also advanced, while a proposed housing density bill did not move forward this session.
These bills directly impact affordability, housing supply, and buyer competition. Changes to property taxes, corporate ownership, and ADU regulations could significantly shape the future of homeownership across Georgia.
Fayetteville
City Council approved several major development actions, including a new five-story hotel and restaurant at The Villages at Lafayette and the rezoning of nearly 28 acres at Hwy 54 West and Veterans Parkway for the Cornerstone West mixed-use project, which will include residential units, hotels, medical offices, and retail. Rezoning was also approved for continued expansion of the QTS data center campus. The 2025 millage rate was finalized at 5.646 mills, a 2.23% increase over the rollback rate.
These approvals signal continued growth, new housing opportunities, and commercial activity, while the millage rate increase may impact buyer affordability and property tax conversations.
Peachtree City
The City is updating commercial and industrial development standards, including new golf cart parking requirements and allowing LED lighting. Planning continues on an ordinance to allow short-term rentals ahead of the World Cup. Major safety upgrades are planned for the Crosstown Tunnels, and the City is evaluating a potential moratorium on multi-family rezonings.
Changes to development standards and short-term rental rules affect property use, investor interest, and buyer options, while infrastructure improvements support long-term growth and safety.
Tyrone
Renovations at the Senoia Road municipal building are nearing completion, and final public hearings were held related to the Town’s 2025 millage rate as part of budget planning.
Municipal investments and tax discussions can influence community perception, future services, and property values.
Fayette County (Unincorporated)
The County successfully objected to a proposed high-density annexation along Hwy 54 West that conflicted with the Land Use Plan. Commissioners also approved a Georgia Power-funded pocket park project along Veterans Parkway. The 2025 millage rate for unincorporated Fayette was set at 3.763 mills, remaining among the lowest in the region.
Protecting the Land Use Plan helps manage growth and infrastructure strain, while lower millage rates and new community amenities support property values and quality of life.
Fayetteville
City Council approved several major development actions, including a new five-story hotel and restaurant at The Villages at Lafayette and the rezoning of nearly 28 acres at Hwy 54 West and Veterans Parkway for the Cornerstone West mixed-use project, which will include residential units, hotels, medical offices, and retail. Rezoning was also approved for continued expansion of the QTS data center campus. The 2025 millage rate was finalized at 5.646 mills, a 2.23% increase over the rollback rate.
These approvals signal continued growth, new housing opportunities, and commercial activity, while the millage rate increase may impact buyer affordability and property tax conversations.
Peachtree City
The City is updating commercial and industrial development standards, including new golf cart parking requirements and allowing LED lighting. Planning continues on an ordinance to allow short-term rentals ahead of the World Cup. Major safety upgrades are planned for the Crosstown Tunnels, and the City is evaluating a potential moratorium on multi-family rezonings.
Changes to development standards and short-term rental rules affect property use, investor interest, and buyer options, while infrastructure improvements support long-term growth and safety.
Tyrone
Renovations at the Senoia Road municipal building are nearing completion, and final public hearings were held related to the Town’s 2025 millage rate as part of budget planning.
Municipal investments and tax discussions can influence community perception, future services, and property values.
Fayette County (Unincorporated)
The County successfully objected to a proposed high-density annexation along Hwy 54 West that conflicted with the Land Use Plan. Commissioners also approved a Georgia Power-funded pocket park project along Veterans Parkway. The 2025 millage rate for unincorporated Fayette was set at 3.763 mills, remaining among the lowest in the region.
Protecting the Land Use Plan helps manage growth and infrastructure strain, while lower millage rates and new community amenities support property values and quality of life.