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
📅 Limited Appraisal Slots Available for 2026 Appeals
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.
👇
👉 Request a 2026 Tax Appeal Appraisal
February 8th 2026 6:38pm
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