Property Taxes
Georgia Property Tax Appeal Appraisals
Independent market evidence for when you believe your property has been overvalued — supported by inspection, comparable sales, and professional appraisal methodology.
Important: Georgia property owners generally have 45 days from the mailing date of their Annual Notice of Assessment to file an appeal with the County Board of Tax Assessors. Always verify the deadline printed on your notice — don't let obtaining an appraisal cause you to miss it.
If your Georgia property tax assessment appears higher than your property's supportable market value, an independent real estate appraisal can provide credible valuation evidence for your appeal. Our appraisals provide an independent opinion of market value supported by property research, market analysis, comparable sales, adjustments, photographs, and professional appraisal methodology — whether you're preparing an initial appeal or valuation evidence for a Board of Equalization hearing.
Is Your Assessment Too High?
Mass Appraisal Doesn't Always Capture Your Property
Every year, Georgia property owners receive an Annual Notice of Assessment showing the county's determination of their property's value. But mass appraisal systems evaluate large numbers of properties at once and may not account for every characteristic affecting an individual property, including:
An appraisal focuses specifically on your individual property and analyzes the market evidence relevant to it — not a generalized mass valuation model.
County vs. Independent Appraisal
Why Can the Values Be Different?
County tax assessors must value a very large number of properties at once. An independent appraisal is focused on one specific property — which matters when your home has characteristics that generalized data may not adequately represent.
Individual Appraisal
- Focuses on one specific property
- Includes a property-specific inspection
- Adjusts for condition, quality, and unique features
- Analyzes genuinely comparable recent sales
How Georgia Assesses Property
Fair Market Value vs. Assessed Value
Georgia property taxation can be confusing because fair market value and assessed value are not the same number. For most Georgia property, the assessed value is generally 40% of fair market value. The applicable millage rate is then applied to that assessed figure to calculate your tax bill.
For a valuation appeal, one of the fundamental questions is therefore: what was the supportable fair market value of the property as of the applicable valuation date? That's where professional appraisal analysis becomes valuable — determining fair market value requires analysis of a property's characteristics and relevant market evidence, not just an automated estimate or nearby asking prices.
Worked Example
Your millage rate is then applied to the assessed value — not the fair market value — to calculate your property tax bill.
Why It Helps
Why an Independent Appraisal Can Support Your Appeal
Simply telling the county an assessment is too high is different from presenting organized market evidence.
Independent Opinion of Value
An appraisal provides an independent opinion of your property's market value rather than relying solely on the county's valuation.
Comparable Sales Analysis
We research sales relevant to your property and analyze the important differences between those homes and yours.
Property-Specific Analysis
Two homes on the same street aren't necessarily worth the same. We account for size, age, condition, quality, and more.
Market-Supported Adjustments
An appraisal is more than a list of sale prices — relevant differences between properties are analyzed and adjusted for.
Professional Documentation
Your property information, comparable evidence, analysis, and conclusion are organized into a professional report.
County vs. Independent Appraisal
Why Can the Values Be Different?
County tax assessors must value a very large number of properties at once. An independent appraisal is focused on one specific property — which matters when your home has characteristics that generalized data may not adequately represent.
County records show incorrect square footage
We can research and analyze your property's actual characteristics relevant to the assignment.
Comparable properties are substantially renovated
If comparables need significant updating, direct comparison isn't appropriate without adjusting for condition.
The property backs to a major roadway
Location influences like road noise or traffic can affect buyer behavior and market value.
The county's comparables differ from your home
We can investigate alternative market evidence and explain why our selected comparables are more relevant.
The Georgia Property Tax Appeal Timeline
Assessment Notice
You receive your Annual Notice of Assessment in the mail.
45-Day Window
Georgia law generally gives you 45 days from the notice date to file.
Evidence
Gather your notice, property details, and supporting documentation.
Appraisal
An independent appraisal documents market-supported value evidence.
Appeal Filed
Your appeal is submitted to the County Board of Tax Assessors.
Hearing / Review
Your evidence is presented at your Board of Equalization hearing or chosen appeal avenue.
The Georgia Property Tax Appeal Process
Review Your Notice
Review the fair market value, assessed value, and appeal deadline on your Annual Notice of Assessment.
File On Time
File your appeal with your County Board of Tax Assessors within the deadline — don't wait on the appraisal to do this.
Order the Appraisal
Share your assessment notice and property details with us as early as possible.
Inspection & Research
We inspect the property (when applicable) and research its physical and market characteristics.
Comparable Sale Analysis
We research and analyze market transactions genuinely relevant to your property.
Receive Your Report
You receive a completed appraisal report to support your valuation position at your hearing.
Georgia provides several appeal procedures depending on your circumstances. Follow the instructions from your County Board of Tax Assessors and consider legal or tax advice when appropriate — we provide real estate valuation services and do not provide legal or tax advice.
Georgia Property Tax Appeal Methods
County Board of Equalization
The most commonly selected avenue for property assessment appeals in Georgia.
Hearing Officer
Certain qualifying property disputes may be eligible for review by a hearing officer.
Arbitration
Taxpayers may elect arbitration where applicable under Georgia law and procedural requirements.
You'll specify your preferred appeal method when you file. Review your assessment notice and the Georgia Department of Revenue property tax appeal information before selecting an option, and use the state's PT-311A Appeal of Assessment Form.
Should You Order an Appraisal?
An appraisal has a cost, so consider the potential valuation difference and tax impact first. When the gap between your assessment and supportable market value is substantial, independent valuation evidence is usually well worth it.
When It May Not Be Worth It
If the disagreement in value is very small, the potential tax savings may not justify the appraisal expense. We're happy to talk through your specific numbers before you order.
Have Your Notice Ready
When you reach out, it helps to have:
- • Annual Notice of Assessment
- • Property address & parcel ID
- • County's stated fair market value
- • Your appeal deadline
- • Any prior appraisal or renovation info
County Guides
Detailed Property Tax Appeal Guides by County
Appeal deadlines, filing portals, and the Board of Equalization process vary by county. Read the localized guide for where your property is located:
Service Areas
Property Tax Appeal Appraisals Throughout Metro Atlanta
Fulton County
Atlanta, Alpharetta, Johns Creek, Milton, Roswell, Sandy Springs
Cobb County
Marietta, Smyrna, Kennesaw, Acworth, Powder Springs
Gwinnett County
Lawrenceville, Duluth, Suwanee, Buford, Norcross, Peachtree Corners
DeKalb County
Decatur, Brookhaven, Dunwoody, Stone Mountain, Tucker
Forsyth County
Cumming and surrounding communities
Cherokee County
Canton, Woodstock and surrounding communities
Contact us to confirm whether your property is within our current appraisal service area.
Frequently Asked Questions
This information is provided for general educational purposes about Georgia property assessments and is not legal or tax advice. An appraisal does not guarantee a reduced assessment or lower property taxes. Appeal procedures and deadlines vary by county — confirm requirements with your local County Board of Tax Assessors or the Georgia Department of Revenue.