How Are Charter Schools Funded in Georgia?
- Systems CommunityBoost
- Sep 17
- 8 min read
Written by
22Beacon (Formerly Charter Schools Development Corporation) | Real Estate Development Team
Charter schools in Georgia are public schools, but they operate with more flexibility and unique accountability structures than traditional public schools. While they are tuition-free and open to all students, the way they receive and manage funding differs significantly from the district-run school model.
Understanding how charter schools are funded in Georgia is essential for families, educators, and community partners. These schools often face financial challenges that require creative solutions to ensure students have access to high-quality facilities and programming.
At 22Beacon, we specialize in helping charter schools navigate these funding challenges through tailored real estate and financing support. Formerly known as CSDC, our team brings decades of experience in helping charter schools in Georgia and across the country secure the facilities and resources they need to thrive.
What Are Charter Schools in Georgia?
Charter schools in Georgia are publicly funded schools that operate independently of local school districts. Unlike traditional public schools, charter schools are granted greater autonomy in exchange for meeting clear performance-based accountability standards. This flexibility allows them to design their own curricula, establish unique staffing models, and structure their day-to-day operations around the specific needs of their student populations.
This innovative model gives charter schools the ability to adapt quickly, offer specialized programming, and serve communities that may not be fully supported by the traditional school system. Whether it’s a focus on STEM, classical education, or project-based learning, Georgia charter schools are free to tailor their approach to drive student achievement and engagement.
As of 2024, Georgia is home to more than 100 charter schools educating over 60,000 students across the state. These schools operate under three main models: start-up charter schools, conversion charter schools, and state-chartered special schools, each with distinct structures, oversight, and funding implications.
Start-up Charter Schools: Created from the ground up by educators, parents, nonprofits, or community groups, these schools operate with full independence from local school districts. They are approved either by local boards or by the State Charter Schools Commission (SCSC) and are often designed to serve communities with limited access to high-quality education options.
Conversion Charter Schools: These are existing traditional public schools that have chosen to convert to charter status. They typically remain under the oversight of a local district but gain the flexibility associated with charter operations. Conversion schools often leverage this autonomy to improve academic outcomes and better engage families.
State-Chartered Special Schools: These schools are authorized and monitored directly by the SCSC rather than a local district. This designation allows them to operate independently at the state level, which often means they must take on more direct responsibility for funding, facilities, and oversight. While this model offers significant freedom, it also comes with unique financial and administrative challenges.
Each type of charter school has implications for how it is funded and managed. For example, state-chartered special schools do not receive local tax dollars, making them more reliant on state-level support and external resources. Understanding these distinctions is key to navigating Georgia’s complex charter school funding landscape.
To learn more about the different types of charter schools and how they operate within the state, visit the State Charter Schools Commission of Georgia.
Who Funds Charter Schools in Georgia
How charter schools are funded in Georgia is primarily through the Quality Basic Education (QBE) formula, the same state funding mechanism used for traditional public schools. The QBE formula calculates allocations based on the number of Full-Time Equivalent (FTE) students enrolled, adjusted for variables such as grade level, special education status, gifted program participation, and other student-specific needs. This formula ensures that base funding is tied to the number and characteristics of the students each school serves.
However, there’s a critical funding gap: state charter schools do not receive local property tax revenue, which traditional public schools rely on heavily to supplement state funding. This absence of local dollars creates a significant disparity in total funding between district-run schools and charter schools operating under the State Charter Schools Commission.
To help address this imbalance, the state provides an additional stream of revenue known as the State Charter Supplement. This supplement uses a formula to estimate what the charter school would have received in local tax funding if it were authorized by a local district. It’s intended to help cover operational costs and limited capital expenses, making it a crucial piece of the funding puzzle for independent charter schools.
Despite this added support, the supplement often falls short of fully covering real-world needs, especially when it comes to developing or upgrading school facilities. Charter schools frequently must seek alternative funding sources, such as grants, philanthropy, or nonprofit partnerships, to secure adequate infrastructure and deliver the full scope of educational programming their communities deserve.
Challenges Facing Charter School Funding in Georgia
While charter schools in Georgia are public schools, they often face significant funding disparities compared to their traditional district counterparts. A key reason is that traditional public schools receive both state and local tax revenue, while state-chartered schools rely almost entirely on state-level funding through the QBE formula and the State Charter Supplement.
This funding gap presents a major challenge. The State Charter Supplement is designed to approximate what a school might receive in local funds, but it rarely matches the actual amount available to district-run schools. As a result, charter schools frequently operate with fewer resources per student, particularly when it comes to capital investments.
One of the biggest hurdles is facilities funding. Unlike traditional public schools, charter schools must often find, lease, or renovate their own buildings without access to local bond funding. To manage this, many schools pursue state grants such as those provided by the Charter Schools Program (CSP). Or they turn to external partners for creative financing solutions.
These constraints can limit a school’s ability to grow, upgrade, or even maintain basic infrastructure. Without equitable funding or access to long-term real estate planning, many charter schools are forced to divert money away from classroom needs just to keep their doors open.
22Beacon’s Role in Supporting Charter Schools in Georgia
Securing adequate facilities is one of the biggest obstacles charter schools face, especially in Georgia, where access to local funding is limited, and how charter schools are funded in Georgia creates additional barriers to infrastructure development. That’s where 22Beacon comes in. As a nonprofit organization specializing in charter school real estate and financing, we help schools navigate these complex challenges with expert guidance and tailored solutions.
We support charter schools in Georgia by offering turnkey development, lease-to-own options, and strategic financing support that align with each school’s unique goals and budget. From identifying viable sites to securing funding and managing construction, we help schools move from vision to reality.
By removing barriers to growth and providing long-term facility solutions, we empower charter schools to focus on what matters most: delivering high-quality education to Georgia students.
Real Estate Solutions for Georgia Charter Schools
Our Turnkey Development Program offers comprehensive, end-to-end support for charter schools looking to establish or expand their facilities. This includes everything from site selection and financing to design, construction, and long-term ownership strategies. The program is designed to reduce risk, streamline the development process, and ensure that facilities align with each school’s mission and long-term growth plans.
In addition, we provide Owner's Representative Services, acting as a trusted advisor throughout the development process. From managing budgets and timelines to overseeing contractors and navigating local regulations, we help Georgia charter schools stay on track and on budget so school leaders can focus on serving students.
Financial Solutions for Georgia Charter Schools
In addition to real estate development, we provide specialized Financing Services to help charter schools in Georgia access the capital they need for growth. Whether a school is looking to expand its campus, renovate aging facilities, or fund new construction, 22Beacon helps make those projects financially viable.
Through our Building Block Fund, we offer flexible loan guarantees and lease financing options that reduce financial barriers and increase access to high-quality facilities. These tools are especially valuable for schools that may not qualify for traditional lending on their own.
Our approach goes beyond funding. Our team supports schools with cash flow analysis, financial modeling, and long-term growth planning, ensuring that each financial solution is sustainable and aligned with the school’s strategic vision.
Case Study: Ethos Classical Charter School
The development of Ethos Classical Charter School in Atlanta showcases how our integrated services directly support school growth and long-term success. We partnered with Ethos from the earliest stages of planning, supporting land acquisition, financial modeling, and full turnkey development through construction.
Phase I involved the $4 million renovation of an 11,118-square-foot former church and school building on a 5.91-acre site, complete with classrooms, specialty spaces, upgraded systems, and administrative areas. Subsequent phases included modular classroom units and the ground-up construction of a three-story, 30,000-square-foot academic facility, all aligned with the school’s mission to provide a joyful, rigorous classical education for grades K–5.
Ethos continues to work with 22Beacon as a return client, now exploring future expansion plans. This ongoing relationship reflects our commitment to long-term partnerships that evolve alongside each school’s vision and operational needs. Ethos is not alone; multiple charter schools across Georgia have returned to work with us again, underscoring the trust and impact created through this collaborative approach.
Zest Prep serves grades K–8 with a focus on academic excellence and character development. The school emphasizes culturally responsive teaching and a college-focused mindset from day one. We helped Zest navigate the complexities of its initial facility development and are now actively supporting future growth through expansion planning and financing services.
Located in Douglasville, Delta STEAM Academy provides hands-on, project-based learning across science, technology, engineering, arts, and math. With a clear mission to inspire curiosity and prepare scholars for a dynamic workforce, Delta STEAM needed a facility that matched its forward-looking vision. We delivered a flexible space that fosters innovation and continues to collaborate with the school as enrollment increases.
Sankofa Montessori blends the time-tested Montessori method with a culturally affirming, African-centered educational model. The school emphasizes self-directed learning, identity development, and community engagement. We provided development support and facility guidance tailored to Sankofa’s unique model, ensuring the physical environment reflected the school’s values.
Focused on equity and liberation, Atlanta Unbound Academy delivers a rigorous and affirming education grounded in the principles of restorative justice and community empowerment. We partnered with AUA to provide real estate and financing services that would enable the school to serve more families in South Atlanta. Their continued collaboration includes strategic planning for future campus development.
Excelsior Village, part of the Excelsior Village Academies network, prioritizes personalized learning and holistic student development. Their approach centers on empowering students through culturally responsive curricula and strong community partnerships. We supported the school’s facility acquisition and continue to advise on expansion as Excelsior grows its impact.
Together, these projects reflect our unique ability to deliver tailored, sustainable solutions that empower Georgia’s charter schools to thrive, now and into the future.
Conclusion
Charter schools in Georgia play a vital role in expanding public education options, but their funding structures differ significantly from traditional public schools. While they receive support through the QBE formula and the State Charter Supplement, they often lack access to local tax revenue, creating real challenges when it comes to covering operational costs and securing facilities.
That’s where 22Beacon comes in. Through expert real estate development, tailored financing, and a deep understanding of the Georgia charter landscape, we help schools bridge the funding gap and build long-term, sustainable campuses. Our commitment to partnership means we’re there from the earliest planning phases through project completion and beyond.
If you're looking to understand how charter schools are funded in Georgia or need a trusted partner to support your school’s growth, we invite you to explore our services and contact 22Beacon to learn how we can help.
