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:
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:
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:
👉 www.rei-valuations.com/home-appraisal-request
January 31 2026 4:44pm