A Georgia property tax appeal is how you challenge an over-stated home value and bring your bill back down. You do not appeal the bill itself — a Georgia property tax appeal challenges your home’s assessed value, and if that value is higher than what your home would sell for, lowering it lowers your tax. In Georgia, appeals are heard by County Board of Tax Assessors, then the county Board
of Equalization.
This guide covers who to file with, the deadline, how to build your case, and what happens at the hearing — all of it something you can do yourself, for free.
Georgia Property Tax at a Glance
| Who hears your appeal | County Board of Tax Assessors, then the county Board of Equalization |
| How Georgia reassesses | County Boards of Tax Assessors value property each year at 40% of fair market value. Under HB 581 (2025), a statewide ‘floating’ homestead exemption caps a homestead’s taxable-value growth at inflation – but each county/city/school district could opt out (many metro areas did), so whether the cap applies depends on your jurisdiction. |
Verified from official state and county sources.
In This Georgia Guide:
How a Georgia Property Tax Appeal Works
Your Georgia property tax is your assessed value multiplied by your local tax rate. You cannot vote down the rate, but you can challenge the assessed value — and that is where most overpayment hides. If the assessor has your home valued higher than a fair market sale price, you are paying more than your share, and a Georgia property tax appeal is the fix. For context on how often
values are set here: County Boards of Tax Assessors value property each year at 40% of fair market value.
Under HB 581 (2025), a statewide ‘floating’ homestead exemption caps a homestead’s taxable-value growth at inflation – but each county/city/school district could opt out (many metro areas did), so whether the cap applies depends on your jurisdiction. A Georgia property tax appeal is decided by County Board of Tax Assessors, then the county Board of Equalization, which reviews your evidence and can lower an over-stated value. It is an ordinary,
expected step — assessors handle these every year, and you do not need a lawyer to start one.
Think your Georgia bill is too high? Check in two minutes.
The Georgia Property Tax Appeal Deadline
This is the part people miss. The window for a Georgia property tax appeal is short and firm. In Georgia: File your appeal within 45 days of the annual Notice of Assessment mailing (Form PT-311-A) with the county Board of Tax Assessors, on grounds of value, uniformity, or taxability. It then goes to the Board of Equalization (or a hearing officer or arbitration), then Superior Court. Confirm the date on
your notice.
Mark the date the moment your assessment notice arrives — once the window closes, you generally wait until the next tax year to try again.
How to Prepare Your Georgia Property Tax Appeal
Your case is simply evidence that your home is worth less than its assessed value. The strongest proof is recent sales of similar homes near you that sold for less than your assessed value — three to five comparable sales make a solid packet. Also pull your property record card from the assessor and check it for plain errors: too much square footage, the wrong number of bedrooms or bathrooms,
a finished basement you do not have.
A factual error is one of the easiest wins, and it can carry a whole appeal on its own. A recent independent appraisal or photos of condition problems (a failing roof, foundation cracks) help too.
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After You File Your Georgia Property Tax Appeal
After you file with County Board of Tax Assessors, then the county Board of Equalization, a Georgia property tax appeal usually gets a hearing where you present your evidence and the assessor presents theirs. Keep it factual and about value — comparable sales, not how much the bill hurts. Many appeals are settled or reduced at this stage. If you are not satisfied with the decision, most states allow a
further appeal to a state board or court; the notice you receive will explain that next step and its own deadline.
Whatever you do, keep paying the bill as billed while your appeal is pending, so you do not pick up penalties on top of everything else.
Don’t want to appeal your Georgia taxes yourself? A property tax appeal service can file everything for you and usually only charges if it wins — typically a share of what it saves you. It is one option; you can also appeal on your own for free.
Frequently Asked Questions
How do I file a Georgia property tax appeal?
File an appeal of your assessed value with County Board of Tax Assessors, then the county Board of Equalization. File your appeal within 45 days of the annual Notice of Assessment mailing (Form PT-311-A) with the county Board of Tax Assessors, on grounds of value, uniformity, or taxability. It then goes to the Board of Equalization (or a hearing officer or arbitration), then Superior Court. Confirm the date on your
notice.
Bring comparable sales showing your home is worth less than its assessed value.
What is the deadline for a Georgia property tax appeal?
File your appeal within 45 days of the annual Notice of Assessment mailing (Form PT-311-A) with the county Board of Tax Assessors, on grounds of value, uniformity, or taxability. It then goes to the Board of Equalization (or a hearing officer or arbitration), then Superior Court. Confirm the date on your notice. Confirm the exact date with your local assessor.
Do I need a lawyer to appeal my Georgia property taxes?
No. Homeowners routinely file their own appeals for free. Evidence of value — comparable sales or an appraisal — matters far more than legal representation at the first level.
Will appealing make my assessment go up?
An appeal at the homeowner level is about proving your value is too high; the board’s job is to correct an over-assessment. Bring solid comparable sales so your case is clear.
Georgia Property Tax Sources & Data
- Tax Foundation — Property Taxes by State & County: taxfoundation.org
- U.S. Census Bureau (American Community Survey): census.gov/acs
- Lincoln Institute of Land Policy (property tax data): lincolninst.edu
Appeal details for Georgia on this page — which board hears appeals, the filing deadline, and the assessment
cycle — were verified from official Georgia state and county sources and last checked in July 2026. Deadlines and
procedures change and vary by county; confirm your exact date with County Board of Tax Assessors, then the county Board of Equalization or your county assessor before you
file.
More Property Tax Guides
- Property Tax Rates by State
- Property Tax by County
- Are You Overpaying? Over-Assessment Checker
- Property Tax Exemption Finder
Disclaimer: This guide is informational only and is not legal, tax, or financial advice. Know Property Tax is an independent educational resource. It is not a government agency, not a county assessor, and not a tax-appeal service. Property tax rates, bills, exemptions, and deadlines change over time and vary by county and property. Confirm anything that affects your taxes with your county assessor or a licensed professional before you act.