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

     We limit the number of tax appeal clients we serve in each county to ensure we hit tight deadlines.

     Appraisals completed within 5–7 business days
     Certified, Georgia-licensed, USPAP-compliant
     Designed specifically for tax appeal hearings (not lending)
     Includes local comps, condition adjustments, and support for hearing prep

     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.

     [Click here to request your 2026 tax appeal appraisal]
     Slots are limited by county — reserve yours before they're gone.

  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

  • Submit evidence that actually works

  • Save thousands on inflated property taxes

  Georgia state-certified appraisals
  USPAP-compliant
  Fast turnaround — ready before your appeal deadline

  [Schedule Your Appraisal Today]
  Serving Metro Atlanta homeowners. 2026 tax appeal slots are limited.

  January 25 2026 4:32pm