How to Appeal Your 2026 Georgia Property Tax Assessment: A Neutral Guide for Homeowners in Fulton, Cobb, Gwinnett & DeKalb Counties

Received your 2026 Notice of Assessment in Fulton, DeKalb, Cobb, or Gwinnett County?
Here’s a straightforward, impartial breakdown of how the property tax appeal process works in Georgia — including deadlines, steps, and common considerations for homeowners across the Atlanta metro area.

Step-by-Step: How to Appeal Your 2026 Property Tax Assessment in Georgia

1. Review Your Annual Notice of Assessment (NOA)
Every Georgia property owner receives a Notice of Assessment each year, typically between May and July. This document lists your property’s current fair market value, which your county uses to calculate your property tax bill.

• Deadline: You have 45 days from the date listed on the NOA to file an appeal if you disagree with the value.

• Where to Find It: The NOA is mailed and may also be available on your county’s tax assessor website.

2. Determine Whether You Wish to File an Appeal
There is no obligation to file an appeal. Some homeowners choose to do so when:

• They believe the assessed value is higher than the property’s market value.

• There are factual errors in the record (e.g., incorrect square footage or bedroom count).

• Nearby comparable properties appear to be valued lower.

Others may choose not to appeal if the difference in tax burden is minimal, or if they feel the valuation is accurate.

3. Collect Supporting Information
If you decide to appeal, the county will request evidence to support your case. Typical forms of documentation include:

• Recent appraisal reports

• Sales comparables from similar nearby homes

• Photos of property condition or deferred maintenance

• Documentation of structural issues or limitations

Note: There is no required format for evidence, but the Board of Equalization (BOE) or hearing officer will weigh documentation accordingly.

4. Submit Your Appeal (Online or by Mail)
Appeals can usually be submitted:

• Online via your county’s appeal portal (e.g., Fulton eFile system)

• By mail or in person using the state’s PT-311A form

You may choose to appeal to one of three venues:

• The Board of Equalization (BOE)

• A Hearing Officer (for properties valued over $500,000)

• Arbitration (requires appraisal and agreement to final ruling)

5. Attend Your Hearing (If Applicable)
If the county’s staff does not settle your appeal informally, it may move forward to a BOE hearing. You’ll be given a hearing date and can present your case in person. You are not required to have representation, but you may be represented by a family member, legal counsel, or a consultant if desired.

FAQ: Property Tax Appeal Considerations in Georgia

• Is it worth protesting your property tax in 2026?
  It depends. Some homeowners may reduce their tax burden through appeals. Others may not see significant changes or may prefer to accept the current valuation.

• How successful are appeals?
  Counties do not publish formal success rates. However, anecdotal reports suggest that outcomes vary based on evidence quality, appeal venue, and county practices.

• What’s the deadline to appeal?
  The deadline is 45 days from the NOA date. In 2026, most notices will be issued between May and July, but exact dates vary by county.

• Do you need to hire someone?
  It is optional. Some homeowners represent themselves. Others choose to consult an attorney, a property tax appeal company, or an appraiser. The decision is personal and based on complexity, comfort level, and potential benefit.

• What evidence carries weight?
  Counties may consider recent sales of comparable homes, appraisals, repair estimates, or documented inaccuracies in property records.

Interested in a Formal Valuation? Independent Appraisals Available Upon Request

If you decide that a formal, third-party appraisal would help you better understand your property’s market value for 2026 tax appeal purposes, REI Valuations & Advisory offers independent property appraisals across the Atlanta metro area.

No-pressure consultations are available through February and March 2026.

Service areas include: Fulton, DeKalb, Cobb, Gwinnett, Clayton, and Rockdale Counties

Appraisal reports are typically delivered in 5–7 business days after inspection.

Request a no-obligation quote here:
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January 31 2026 4:44pm

How to Appeal Your Property Taxes in Georgia (2026 Atlanta Metro Guide)

A Step-by-Step Guide for Homeowners in Fulton, Cobb, DeKalb, and Surrounding Metro Counties. Feeling shocked by your new property tax bill? You’re not alone. Each year, thousands of Atlanta-area homeowners receive assessments that overstate their home’s true market value — and overpay because they didn’t realize they had options. This 2026 guide will walk you through everything you need to know to appeal your property taxes in Georgia, step-by-step, with local insight, deadlines, and evidence tips that most generic blogs miss.

Step 1: Understand the 2026 Appeal Window (It’s Short)

Every county in Georgia — including Fulton, Cobb, DeKalb, Gwinnett, and Paulding — mails out Annual Notice of Assessment letters, usually in April or May. From the date printed on that letter, you typically have 45 days to file an appeal.

Example: If your notice is dated May 1, you must file by June 15.
Miss it? You’ll have to wait until 2027 — even if the value is wrong.

Step 2: Decide If You Should Appeal

Ask yourself:

• Does the assessed value seem higher than recent sales near you?

• Has your home’s condition declined (repairs, age, damage)?

• Are nearby homes assessed lower for similar features?

• Have taxes increased substantially year over year?

If you answered yes to any of those, it may be worth appealing.

Pro Tip: Even if you bought your home recently, the county might not reflect your true purchase price.

Step 3: Gather Strong, Defensible Evidence

The success of your appeal hinges on proof — not emotion, not hope.

Best evidence includes:

• A certified appraisal dated January 1.

• Previous MLS sales comparables in your immediate area

• Interior and exterior photos showing condition issues

• Contractor repair estimates (if applicable)

• Prior-year appraisals or appeal results (if your value was frozen)

Zillow “Zestimates,” tax records, or opinions without documentation hold little weight with the Board.

Step 4: File Your Appeal Online or In Person

Go to your county Board of Assessors website or office and file your appeal form. You’ll need to choose your preferred appeal path:

• Board of Equalization (BOE) — free, most common

• Arbitration — costs money, used for higher-value disputes, Most have a certified appraisal

• Hearing Officer — for complex or non-residential appeals

You’ll get a confirmation and notice of hearing in the mail.

Step 5: Prepare for Your Hearing (or Let the Appraisal Speak)

At the BOE hearing, the county will present their data and you’ll have a chance to present yours. Many homeowners choose to:

• Attend and present their appraisal in person

• Or, submit a written statement with documentation

A well-written, independent appraisal is often the most persuasive piece of evidence.

Should You Appeal Your Property Taxes?

If your home is genuinely over-assessed, absolutely. On average, successful appeals can reduce your taxable value by $10,000–$50,000+, which may equal hundreds or thousands in annual savings.

However:

• If your assessed value is already below market value, an appeal might not be worth it.

• If you can’t provide solid evidence, your case may be denied.

  What Is the Best Evidence for a Property Tax Appeal?

  • A certified appraisal performed by a licensed, local Georgia appraiser

  • Sold comparables within 6 months of the assessment date

  • Repair estimates (roof, HVAC, plumbing, etc.)

  • Interior photos showing needed updates

  • Evidence of similar homes assessed lower than yours

  In most cases, the appraisal is the cornerstone of your appeal.

  Now That You Know the Process — Here’s What to Do (Before the Clock Runs Out)

  You’ve just learned what most homeowners don’t know about appealing their property tax assessment in Georgia:

  • How to read your 2026 Annual Notice and appeal it properly

  • What deadlines matter (and how fast they come)

  • What kind of evidence actually works in a hearing

  • Why an independent appraisal is the single strongest document you can present

  • How to decide whether an appeal is even worth your time

  So let’s recap what to do — step-by-step — if you believe your 2026 assessment is too high:

  Your 5-Item Tax Appeal Prep List (Georgia Homeowners Edition)

  1. Find your assessment notice and confirm your appeal deadline (45 days from issue date)

  2. Run recent home sales near you — does the county’s value feel inflated?

  3. Schedule a certified tax appeal appraisal before your deadline window closes

  4. Gather photos, estimates, or prior appraisals to support your case

  5. File your appeal online or in-person, and attach your documentation

     Is It Worth It to Appeal?

     If you're over-assessed, the answer is simple: Yes.
     Even a small reduction in assessed value — say $25,000 — can lower your annual tax bill by hundreds. Multiply that by 3 years (the freeze period), and the savings stack up.

     But if you don’t file on time — or file without solid evidence — you’re stuck overpaying for another year.

     Most people never even try — not because they don't qualify, but because they don’t understand how the system works. Now you do.

     Our 2026 Appraisal Calendar Is Filling Fast

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     Don’t Miss Your 2026 Appeal Window

     If your notice arrives in April or May, your appeal deadline is just 45 days away.

     Let us help you make a compelling case — with real numbers, not guesswork.

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  Get a Certified Tax Appeal Appraisal Before Your Deadline

  At REI Valuations & Advisory, we specialize in tax appeal appraisals that hold up under scrutiny. Whether you're appealing in Fulton, Cobb, DeKalb, Gwinnett, or Paulding County, we help homeowners:

  • Get clarity on market value

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  Serving Metro Atlanta homeowners. 2026 tax appeal slots are limited.

  January 25 2026 4:32pm