Free Educational Tool
Georgia Property Tax Appeal Decision Tool
A guided set of free educational tools covering your assessment notice, appeal deadline, the numbers behind your tax bill, Georgia's appeal paths, and evidence preparation — for all 159 Georgia counties. Not legal or tax advice, and not a filing service.
This tool provides educational information only. It is not an appraisal, legal advice, tax advice, or a prediction of appeal outcome.
- No automated valuation of your property.
- No guaranteed savings.
- No "you should appeal" conclusion — you decide, using your own judgment and any professional advice you seek.
Understand Your Georgia Annual Notice of Assessment
Select a field on your notice to see a plain-English explanation.
What concerns you about your assessment?
Select a county above to see its official resources here.
Georgia's 4 Property Tax Appeal Grounds
Every Georgia property tax appeal is based on one or more of these four statutory grounds. Knowing which one(s) apply to your situation helps you gather the right evidence.
- Value
- The fair market value the county assigned to your property is higher (or lower) than you believe can be supported by the evidence — the most common ground for an appeal.
- Uniformity
- Your property is assessed at a higher percentage of fair market value than other, similar properties in the county — creating an unfair disparity even if your value itself is defensible in isolation.
- Taxability
- Whether all or part of the property should be subject to ad valorem taxation at all — for example, a claim that a property (or a portion of it) qualifies for a full exemption, shouldn't be on the tax digest, or was assessed to the wrong taxpayer.
- Denial of Exemption
- The county denied, reduced, or removed an exemption you believe you're entitled to — such as a homestead, senior, or disability exemption.
Source: O.C.G.A. § 48-5-311(e)(1)(A) — verified 2026-09-10. View source
Georgia Assessment Deadline Helper
Enter the date printed on your Annual Notice of Assessment to see the general filing window.
This calculated date is an educational convenience only. Always verify the actual appeal deadline printed on your Annual Notice of Assessment and with your county Board of Tax Assessors. This tool does not file an appeal for you.
Select a county above to see its official resources here.
Assessment Value Explorer
See how Georgia's generally applicable 40% assessment ratio turns a fair market value into an assessed value — and, optionally, an approximate tax figure.
Assessed Value is not your tax bill. Approximate Tax above is an illustrative estimate only — your actual bill also depends on exemptions, special assessments, and rates set by each taxing authority (county, school, city). Source: O.C.G.A. § 48-5-7 — verified 2026-09-10.
Assessment Difference & Break-Even Explorer
Compare the county's stated fair market value against a value you believe is supportable — purely illustrative, not a prediction or a value opinion.
These figures are illustrative educational estimates only — not a prediction of your appeal's outcome, not "savings," and not a substitute for an independent appraisal or professional advice. This tool does not determine or assert what your property is actually worth.
Georgia Appeal Path Explorer
After you file with the Board of Tax Assessors, Georgia law provides a few different paths for your appeal to be heard. Select a path below to learn what it involves — this does not provide individualized legal advice.
Board of Equalization
The default, most common path. A 3-member citizen panel hears the appeal.
- Who Handles It
- Three trained citizen volunteers appointed by the county grand jury (or a similar county process).
- When It Applies
- Available to any property owner who files a timely appeal — this is the default path if no other is selected.
- What Happens Next
- You present your case and evidence at a hearing; the BOE issues a decision, which may be appealed further to Superior Court within 30 days.
- Relevant Evidence
- Property record accuracy, comparable sales, condition/photographs, uniformity comparisons, exemption documentation — no certified appraisal required (though one can help).
- Where an Appraisal Fits
- An independent appraisal can serve as strong, credible value evidence at a BOE hearing, especially for value or uniformity disputes.
- Important to Know
- No certified appraisal required; no financial risk to the taxpayer for using this path.
View all appeal paths at once
Board of Equalization
The default, most common path. A 3-member citizen panel hears the appeal.
Hearing Officer
A state-certified appraiser or attorney hears the appeal instead of a citizen panel.
Arbitration
Available for any property, but limited to value disputes only, and requires a paid certified appraisal.
Superior Court
An escalation path after a Board of Equalization, Hearing Officer, or Arbitration decision.
Eligibility requirements above are simplified for general education — not every taxpayer can freely choose every path, and specific circumstances may involve additional rules. Consult your Notice of Assessment, your county Board of Tax Assessors, or an attorney for advice specific to your situation.
Tax Appeal Evidence Builder
Mark each item Have, Need, or N/A to build your Property Tax Appeal Preparation Checklist. Saved privately in your browser only — nothing is uploaded or sent to us.
0 of 11 marked "Have"
Your Property Tax Appeal Preparation Checklist
Assessment Notice
Your Annual Notice of Assessment showing the current value and appeal deadline.
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Property Record Accuracy
Confirmation the county's recorded characteristics match your actual property.
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Physical Property Information
Square footage, bed/bath count, lot size, and other physical characteristics.
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Photographs
Current photos documenting your property's condition.
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Condition / Deferred Maintenance
Documentation of repairs needed, damage, or condition issues.
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Renovations / Improvements
Records of any improvements or renovations, and their approximate dates.
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Comparable Sales
Recent sales of genuinely similar nearby properties.
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Prior Appraisals
Any previous appraisal reports for this property.
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Purchase / Sale Information
Your purchase price, date, and any relevant closing documents.
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County Correspondence
Any letters, emails, or notices exchanged with the county.
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Exemption Documentation
Homestead or other exemption paperwork, if relevant to your appeal.
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This checklist is for general preparation purposes and is not a guarantee of any appeal outcome. Your appraiser independently determines which market data and comparable properties are appropriate for an assignment.
Should I Consider an Independent Appraisal?
An independent appraisal is not required for every assessment appeal, and it does not guarantee that your assessment will be changed. It tends to be most useful when one or more of the following apply:
- You have a meaningful disagreement over your property's assessed value
- Your property is complex or unique (unusual size, condition, or features)
- You're having difficulty finding sufficiently comparable sales on your own
- You need a retrospective value as of a specific past date
- There are substantial factual differences affecting how your property compares to others
- You need professional, defensible evidence for a hearing or arbitration
If none of these apply strongly to your situation, the Board of Equalization path — using your own gathered evidence — may be sufficient on its own for many straightforward disputes.