How to Appeal Your Property Tax Assessment in Georgia (2026 Guide)

If your annual notice shows a fair market value that does not reflect what your home would sell for today, you are not stuck with it. A property tax appeal asks the county to reconsider that value. In Georgia, most residential appeals start with a simple written filing—usually on Form PT-311A—and can end with a lower assessed value, a smaller tax bill, and in some cases a multi-year limit on how fast the county can raise you again.

Who can appeal in Georgia?

Generally, the property owner of record or someone with proper authority (for example, a trustee or authorized agent) can file. If you recently purchased, make sure the county has updated ownership, but you can still appeal the value on your notice as long as you meet the filing deadline.

The 45-day deadline

Georgia law typically gives you about 45 days from the date shown on your assessment or valuation notice to file an appeal. The exact date is printed on your notice and can vary by county or notice type. Missing the window usually means waiting until the next annual cycle—so treat the printed date as your hard stop and aim to file early enough to allow mailing or delivery time.

PT-311A and getting on the calendar

PT-311A is Georgia’s standard property tax appeal form. You identify the property, the values you dispute, and the appeal path you are selecting (for example, a hearing before the board of equalization). File it with the office named on your notice—often the county board of tax assessors or tax commissioner—following any county-specific instructions.

Comparable sales and evidence

Assessors rely on market data; you should too. Strong appeals often include comparable sales—recent, arm’s-length sales of similar homes near yours—plus notes on condition, quality, or location differences. Organize adjustments clearly so a hearing officer can follow your logic. Tools like AppealPilot help surface comps and frame them for a Georgia hearing.

What happens at a BOE hearing?

The board of equalization (BOE) is an independent panel—often three members—who hear evidence and decide whether your value should change. You present your PT-311A, comparables, photos, and a concise story: why your notice value is high relative to the market. The county may present its own evidence. You may receive a written decision after the hearing.

Three-year value freeze (O.C.G.A. § 48-5-299(c))

When you win at the BOE and the written record supports it, Georgia law may limit how much the county can increase your value for up to three years. Not every outcome qualifies; it depends on the decision and how your county applies the statute. When it does apply, the freeze can multiply the benefit of a single successful appeal.

Where to learn more by county

Deadlines and mailing addresses differ. If you are in metro Atlanta, start with our county guides—for example the Gwinnett County property tax appeal page—and compare options on our pricing page for DIY evidence kits versus full-service representation.

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