🦅👁️ New HOA Rules Are Coming. A Free McDonough Seminar Explains Them

Good morning, neighbor!

If you live in an HOA community, your rights may have changed, and most homeowners don't know it yet.

We're also covering a major property tax proposal moving through the Georgia legislature today, rising healthcare costs across the state, where to catch World Cup matches close to home, plus results from yesterday's runoff election and a recap of the Henry County Board of Commissioners meeting.

Let's get into it. 🦅👁️

GEORGIA — Georgia voters headed to the polls Tuesday to decide several key runoff races that will shape November's statewide elections.

In the Republican U.S. Senate runoff, Congressman Mike Collins defeated Derek Dooley and will advance to face incumbent Senator Jon Ossoff in November. Meanwhile, Rick Jackson defeated Lt. Gov. Burt Jones in the Republican gubernatorial runoff, setting up a general election matchup with former Atlanta Mayor Keisha Lance Bottoms.

Several other statewide races were also decided, finalizing much of Georgia's November ballot.

Now attention shifts from the campaign trail to the Gold Dome, where lawmakers return to the Capitol today for a rare special session focused on redistricting, election procedures, and a proposal that could eventually give voters a say on property tax relief. View complete Georgia election results

GEORGIA - Governor Kemp called the legislature back to the Capitol for today. They're tackling redistricting, ballot QR codes, and the one that matters most to Henry County homeowners: property tax relief. If they act, counties could put a question on the November ballot letting voters approve a 1-cent sales tax in exchange for lower property taxes on their primary home. Watch this one.

County Accepts More Than $530,000 for Accountability Courts

Commissioners approved more than $530,000 in state funding for Henry County's DUI Drug Court, Adult Felony Drug Court, Juvenile Mental Health and Drug Court, Veterans Treatment Court, and Resource Court programs.

Why it matters: The programs provide treatment, supervision, and alternatives to incarceration designed to reduce repeat offenses and help participants get back on track.

Fairview Road Project Reaches 94% Property Acquisition

Commissioners approved another property acquisition needed for the Fairview Road Phase III widening project, bringing the right-of-way acquisition to 94% complete.

Why it matters: The long-awaited Fairview Road widening project continues moving closer to construction.

GEORGIA - Georgia carries twice the national average in medical debt. According to the Urban Institute, 12.7% of Georgia adults are currently dealing with it, one of the highest rates in the country. With thousands of Henry County residents covered through Georgia Access plans or employer sponsored insurance, the rising costs are likely to be felt locally as well.

People who bought their own insurance through Georgia Access saw premiums jump 114% in a single year. And the federal Reconciliation Bill signed last July is projected to pull more than $5 billion in Medicaid funding from Georgia over the next decade.

Because Georgia never expanded Medicaid, some residents here earn too much to qualify but not enough to actually afford marketplace plans. They end up with nothing. Read more at gpb.org

MCDONOUGH - If you live in a neighborhood with an HOA, something changed this spring, and most people don't know it yet.

Governor Kemp signed Senate Bill 406 into law on May 12, 2026. It's called the Georgia Property Owners' Bill of Rights Act, and it shifts the balance of power between homeowners and their associations in some meaningful ways.

The City of McDonough and Councilwoman Vanessa Thomas have partnered with local law firm Dunlap Gardiner LLP to host a free seminar breaking it all down. It's open to the public, and it’s free.

Monday, June 22 at 6:30 PM
136 Keys Ferry Street, McDonough, GA 30253

Here's what the law actually does. Starting July 1, just two weeks from now, your HOA cannot charge you attorney's fees unless it first sends a written notice by certified mail and gives you 30 days to respond. That's new. Before this law, associations could add legal costs to your balance without that step.

Come January 1, 2027, the bigger changes kick in

Every HOA in Georgia must register annually with the Secretary of State. If they skip it, they lose the legal ability to collect dues, file liens, or foreclose on properties. Homeowners will also be able to file complaints directly with the Secretary of State if they feel their association is treating them unfairly.

The foreclosure rules change too

HOAs must now give 60 days notice before moving forward, and the minimum delinquency threshold jumps from $2,000 to $4,000.

Henry County is packed with HOA communities. If you live in one, this seminar is worth your time.

For details, visit mcdonoughga.org

Thanks for the submissions, Eagle Eye Readers! Here’s what we got. Watch the Matches Right Here in Henry County.

Today's matches (June 17):

Where to watch:

If you know of more locations, send them along. 📧[email protected]

WEDNESDAY, JUNE 17

Juneteenth Storytelling Festival Featuring Civil Rights Pioneer Howard Lee
📍 Virtual Event · Arabia Mountain National Heritage Area 🕐 1 PM - 3 PM . FREE with registration. Civil Rights pioneer Howard Lee, born on a sharecropping farm right here in Lithonia and later elected the first Black mayor of a majority-white city in the South, discusses his memoir The Courage to Lead.

Geranium Park Master Plan — Public Open House · 📍 City Council Chambers, 136 Keys Ferry St, McDonough · 🕐 6:30–8PM · FREE · Henry County is planning a new park and they want your input — this is your chance to shape what gets built in your own backyard.

Walk It Out Wednesday · 📍 Arabia Mountain Nature Center, Lithonia · 🕐 4–6PM · FREE · A peaceful midweek reset on the trails — just 25 minutes from McDonough.

THURSDAY, JUNE 18

2026 Innovation Summit – The Talent Catalyst · 📍 Merle Manders Conference Center, Stockbridge · 🕐 8AM–1:30PM · Tickets required · Presented by Georgia Power — keynotes from Kim Greene and Piedmont Henry CEO David Kent, plus interactive leadership and AI sessions. A rare chance to hear from two of the region's top leaders in one room.

Local Farmers Market · 📍 97 Lake Dow Rd, McDonough · 🕐 10AM–2PM · FREE · Fresh local produce, good conversation, and sunshine — your Thursday tradition through August 27.

Concert on the Green in the Grove · 📍 Locust Grove area · 🕐 7–8PM · FREE · Bring your lawn chair and settle in for a free outdoor concert — one of those easy summer nights worth showing up for.

Tuned Up Thursday – Karaoke Night · 📍 1942 On The Square, 30 B Keys Ferry St, McDonough · 🕐 8PM · Grab the mic or just grab a drink — either way, Thursday nights on the Square deliver.

FRIDAY, JUNE 19 — 🖤❤️💚 JUNETEENTH CELEBRATIONS 🖤❤️💚

Juneteenth at The Bridge – Featuring Common 🚨 · 📍 VyStar Amphitheater, 4650 N Henry Blvd, Stockbridge · 🕐 Gates 6PM | Show 8PM · FREE — tickets at the door · Grammy Award-winning artist Common headlines a night of freedom, community, and culture — hosted by Big Tigger and Francesca Amiker, with performances from Jevon Dewand and Trap Starz. Admission is free and tickets will be available at the door. Ticketmaster

City of Hampton Juneteenth Celebration · 📍 Downtown Hampton · 🕐 12PM–6:30PM · FREE · An all-day community celebration in the heart of Hampton — good food, live music, and family memories in the making.

Juneteenth Artist Market · 📍 Depot Park, Hampton Train Depot · 🕐 11AM–6:30PM · FREE to attend · Shop handcrafted goods from Black artists and makers while honoring the spirit of Juneteenth in one of Hampton's most beautiful outdoor spaces.

Freedom in Our Voices — Juneteenth Open Mic Night · 📍 Awaken Drip Coffee Lounge, Hampton · 🕐 7:30–9:30PM · FREE · Sign up to perform or just come to listen — a Juneteenth celebration of voice, community, and culture right here in Hampton.

Father's Day at The Sensory Lab · 📍 Altura Coffee, McDonough · 🕐 6PM · Tickets required $150 · Guided rum tasting, premium cigars, and live music — presented by The Cigar Bank, made for the dad who likes the finer things.

Friday Nights with DJ Jada Byrd · 📍 1942 On The Square, 3B Keys Ferry St, McDonough · 🕐 7PM · Cap off Juneteenth with good music and good vibes on the Square.

Bad Dad Joke of the Day 🤣

What did one traffic light say to the other?

Stop looking. I'm changing.🤣

That's your Wednesday edition of the Eagle Eye Digest.

Whether you're catching up on yesterday's election results, learning how Georgia's new HOA law could affect your neighborhood, or making plans for Juneteenth later this week, plenty is happening across Henry County.

Thank you for reading and for sharing the Eagle Eye Digest with friends and neighbors. Every share helps us keep local happenings local.

Got a tip, a story, or an event to share? Email [email protected].

Stay sharp, stay local. The Eagle Eye Digest 🦅👁️