Georgia property tax appeal · $49 flat · keep 100%
How to appeal your Georgia property taxes
Georgia homeowners receive an Annual Notice of Assessment each year and have 45 days to appeal. You file Form PT-311A with the county Board of Assessors and choose an appeal route: the Board of Equalization (BOE, no fee), a hearing officer, or binding arbitration. Most owners choose the BOE.
Georgia appeal deadline
Deadlines varyWithin 45 days of the date on your Annual Notice of Assessment
Georgia counties mail Annual Notices of Assessment on different dates (typically late spring); your 45-day window runs from the notice date printed on your notice, not a single statewide date. Contact your county Board of Assessors for your exact deadline.
The Georgia appeal process, step by step
1. Annual Notice of Assessment arrives
Your county Board of Assessors mails an Annual Notice of Assessment, usually in late spring. It lists your new fair market value and the date your 45-day appeal window starts. Georgia law also generally freezes the assessment during an appeal.
2. File Form PT-311A within 45 days
File the Property Tax Appeal (Form PT-311A) with the county Board of Assessors within 45 days of the notice date. State your grounds, most homeowners appeal on Value (over fair market value) or Uniformity (assessed higher than comparable homes).
3. Board of Assessors reviews
The Board of Assessors first reviews your appeal and may adjust your value. If they make no change or you disagree, your appeal automatically advances to the route you selected, usually the Board of Equalization.
4. Board of Equalization hearing
A three-member Board of Equalization hears your case. Bring 3-5 recent comparable sales of similar homes adjusted for size, age, and condition. There is no fee for the BOE route.
5. Further appeal (optional)
If you disagree with the BOE, you generally have 30 days to appeal to the county Superior Court. Contact your county Board of Assessors for the exact procedure.
Georgia counties
County-specific filing notes for Georgia's largest markets. More counties added as we expand.
Fulton County
Atlanta
Georgia's largest county by tax base. Notices typically mail in late spring; you have 45 days from the notice date to file Form PT-311A.
Gwinnett County
Lawrenceville
One of metro Atlanta's fastest-growing counties. Appeal within 45 days of your Annual Notice of Assessment.
DeKalb County
Decatur
File Form PT-311A with the DeKalb Property Appraisal Department within 45 days of your notice date.
Cobb County
Marietta
Northwest metro Atlanta. The 45-day appeal window runs from the date printed on your Annual Notice of Assessment.
Georgia property tax appeal FAQ
What is the deadline to appeal property taxes in Georgia?
45 days from the date on your Annual Notice of Assessment. Because counties mail notices on different dates, there is no single statewide deadline, use the date printed on your notice.
What form do I use to appeal property taxes in Georgia?
Form PT-311A, the Property Tax Appeal form, filed with your county Board of Assessors. There is no filing fee for the Board of Equalization route.
Does Georgia freeze my assessment during an appeal?
Generally yes. Filing an appeal typically holds your taxable value during the process, and a successful appeal can also limit increases for the following years. Confirm specifics with your county Board of Assessors.
Are you missing a Georgia exemption?
Exemptions cut your bill before any appeal even starts, and most homeowners never claim all the ones they qualify for. Answer four questions:
Is your Georgia home over-assessed?
The whole appeal hinges on one comparison: your assessed value (from your tax notice) versus your home's market value (what it would sell for today). Put both in:
How to find your home's real market value (free) →
- Pull free estimates. Look up your address on Zillow (“Zestimate”) and Redfin (“Redfin Estimate”). Average them, algorithms run high or low, so two beats one.
- Find 3-5 real comparable sales. Same neighborhood, similar size, beds/baths, age, and condition, sold in the last 6-12 months. Recent sales (not listings) are the strongest evidence a board will accept.
- Adjust for differences. Knock value off comps that are bigger or renovated; add for ones that are smaller or dated, so you're comparing like-for-like.
- Compare to your assessment. If your assessed value sits clearly above that adjusted market figure, you have grounds to appeal.
One catch: some states assess at a fraction of market value (an “assessment ratio”). If your notice shows a ratio or an “equalized” value, compare your implied full value to market, not the raw assessed number.
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