How to Appeal Your 2026 Property Tax Assessment in Cobb, Gwinnett, DeKalb & Fulton County, GA (Deadlines, Letters, Success Rates, and Expert Tips)
If you live in Cobb, Gwinnett, DeKalb, or Fulton County, you’ve likely received your 2026 Notice of Assessment — and maybe a higher tax bill than expected. Whether you’re wondering “Should I appeal my property taxes?” or searching for how to file, what deadline applies in your county, how successful appeals are, what kind of evidence helps, or even what to say in a property tax appeal letter, this is your one-stop guide. We’ll walk you through how to appeal your Georgia property taxes step-by-step, whether hiring a company is worth it, how much appraisals cost, and what it takes to win. You’ll get everything you need — county deadlines, expert advice, and even a sample letter to submit with your appeal. If you're in Metro Atlanta, this is your Georgia tax appeal playbook.
1. What Is a Property Tax Appeal?
A formal request to correct what you believe is an over-assessment of your property’s fair market value. In Georgia, this impacts how much you pay in property taxes. The goal? Lower assessment, lower taxes.
2. Should You Appeal Your Property Taxes? (Checklist)
Ask yourself:
Did your assessed value go up, but your property value didn’t?
Did nearby homes just sell for far less?
Has your home declined in condition?
Are you living in Fulton, Cobb, or DeKalb—counties known for aggressive assessments?
✅ If “yes” to any above — an appeal is likely worth pursuing.
3. Georgia 2026 Property Tax Appeal Deadlines (Metro Counties)
In Georgia, you typically have 45 days from the date printed on your Notice of Assessment to file an appeal. The exact deadline varies by county and by the mailing date on the notice. However, here are the general timelines for 2026:
Fulton County: Assessment notices are usually mailed in early May, with appeal deadlines falling in mid-June.
Cobb County: Most homeowners will receive notices in late May to early June, with deadlines running through mid-July.
Gwinnett County: Notices tend to be issued in April, making the typical appeal deadline land in late May or early June.
DeKalb County: DeKalb may mail earlier than others — often in April — with most appeals due by late May.
⚠️ Always verify the exact date on your individual notice. The 45-day window is strictly enforced — once it passes, you forfeit your right to appeal until the following year.
4. How to Appeal Property Taxes in Georgia (Step-by-Step)
Step 1: Review your Notice of Assessment carefully
Step 2: Gather recent sales comps and/or an appraisal
Step 3: Submit an appeal via your county’s Board of Assessors (BOA)
Step 4: Choose your appeal route:
Step 5: Attend your hearing and present evidence
Step 6: Wait for decision or negotiate settlement
5. What Is the Best Evidence to Win a Tax Appeal?
📌 Your Zestimate won’t cut it. An expert valuation from a certified appraiser in Georgia carries real legal weight.
6. How Successful Are Property Tax Appeals in Georgia?
Very — when you come prepared. Counties like Fulton, Cobb, and DeKalb see thousands of appeals each year. According to 2025 data:
Over 60% of residential appeals result in lowered assessments when proper evidence is submitted.
Appraisals lead to success more often than DIY online estimates.
7. Are Property Tax Appeal Companies Worth It?
Most charge 30–50% of your first-year tax savings. You’ll save money short-term—but lose long-term leverage.
Instead, order your own appraisal for a one-time fixed fee. It’s reusable, court-admissible, and tailored to your situation.
Q: Should I appeal my 2026 property tax assessment?
Yes — if your value is inflated, your home has condition issues, or county data is wrong.
Q: How do I appeal in Georgia?
File within 45 days of receiving your Notice of Assessment. Use a formal appeal form and submit evidence.
Q: What’s the best evidence to include?
A 2026 appraisal, photos, comps, and repair estimates. Independent appraisals carry the most weight.
Q: What about tax appeal deadlines?
Deadlines vary by county, but most fall between May–July 2026. Always go by the date on your assessment.
Q: Should I hire a company?
Not unless you want to share your refund. You can win solo with better documentation and a professional appraisal.
Appeal With Confidence — Before It’s Too Late
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Our Georgia-certified appraisers specialize in tax appeal valuations across Fulton, Cobb, Gwinnett, and Douglas Counties.
🚨 Deadline Warning: Once the 45-day window closes, your right to appeal is gone until next year.
🎁 Bonus Offer (Expires June 31st, 2026):
Schedule a Free Appraisal Fit Call to determine if your case qualifies. If we don’t believe your appeal is winnable, we’ll tell you — no charge.
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👉 Request a 2026 Tax Appeal Appraisal
February 8th 2026 6:38pm