Appeal Your Property Taxes

Understanding the Georgia Property Tax Appeal Process

Go2Appraiser supports property owners across Northwest Georgia in challenging unfair tax assessments with certified, court-ready appraisals and expert guidance.

When and How to Appeal

Each year between April and June, counties in Georgia mail out property tax assessments. Property owners then have a strict 45-day window to file a formal appeal using the PT-311A form. Appeals must be submitted by mail (U.S. postmarked) or, in many counties, online.

The appeal form requires you to propose your own value and select a hearing method: Board of Equalization (BOE), Arbitration, Hearing Officer, or Superior Court. For most homeowners, BOE is the best and most accessible option—made up of three trained taxpayers from your county.

What to Expect After Filing

If you provide strong evidence, like a certified appraisal, the county assessor may negotiate and agree to a reduced value before a hearing. If a formal hearing results in a new value, that value is frozen for the current and following two years (per Georgia Code 299(c)). Even if your appeal is denied, that value remains capped for two more years, offering potential protection from further increases.

If necessary, appeals can be escalated to Superior Court for just $25. Many property owners use this as leverage to negotiate further without needing an attorney.

Common Reasons to Appeal

  • Your assessment includes square footage or property features that are inaccurate
  • You are taxed on assets or property you no longer own
  • Your property is assessed higher than comparable homes nearby
  • Your real estate value increased more than typical or allowable annual growth
  • Double assessments or clerical name/address errors
  • Undervalued depreciation on personal property or unclear asset records
  • You’re being taxed for leased equipment or property you don’t legally own

Clarifying Appraisal Purpose: Assessor vs. Lender

It’s important to understand the distinction between an appraisal used for a tax appeal and one used to remove PMI (Private Mortgage Insurance). In a tax appeal, your goal is to demonstrate that the property is worth less than the county’s assessment, to lower your tax bill. In contrast, for PMI removal, your lender requires proof that the home’s value has increased to show you now have 20% or more equity, thereby reducing your monthly mortgage costs.

Although the appraisal process may be similar, the value conclusions differ significantly depending on the purpose. Go2Appraiser offers PMI removal appraisals tailored for mortgage servicers and property tax appeal appraisals suitable for county boards.

Steps to Appeal Your Assessment

  1. Watch your mail between April and June for your county’s assessment notice.
  2. Compare the 2024 proposed market value to what you could realistically sell the property for on January 1 of the same year.
  3. If the valuation is high, download Form PT-311A, attach your assessment notice, and submit it before the 45-day deadline.
  4. Choose a trier of fact (typically the Board of Equalization).
  5. Gather strong evidence — including appraisals, repair estimates, or comps.
  6. Negotiate with the assessor or attend your hearing with documentation in hand.

Why Use Go2Appraiser for Your Tax Appeal?

  • Independent, court-ready appraisals accepted by county boards
  • 25+ years of residential appraisal experience across Northwest Georgia
  • Detailed knowledge of Cobb, Bartow, Cherokee, Paulding markets
  • Assistance preparing for BOE or Hearing Officer appearances
  • Quick turnaround, reliable reports, and professional guidance

Call (470) 642-0232 or request your appraisal online to start your appeal today.

Helpful Resources