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Georgia · Union CountyUnion County, GA property taxes. A flat year. Look closely.
The typical home in Union County was worth about $383,000 in January 2026, 0.7% less than a year earlier. A notice that went up anyway deserves a second look.
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What Union County home values did
Union County values fell 0.7% in the year to January 2026, and sat 0.8% under the February 2025 high. That's in line with Georgia as a whole (-0.2%).
Values have been roughly flat since January, through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $264,000 | +15.2% |
| January 2022 | $328,000 | +24.3% |
| January 2023 | $344,000 | +4.8% |
| January 2024 | $366,000 | +6.4% |
| January 2025 | $386,000 | +5.5% |
| January 2026 | $383,000 | -0.7% |
| August 2026 (latest) | $382,000 | -0.2% since January |
Peak since 2021: $386,000 in February 2025. January 2026 was 0.8% below it.
Union County places by change from peak
Every Union County place with enough data, ranked by the gap between January 2026 and its post-2021 high. Each links to its own guide.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Blairsville | $384,000 | -0.6% | -0.7% |
| Suches | $379,000 | +0.9% | At peak |
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Union County home lost 0.7% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the county board of tax assessors should be able to explain it.
Keep the state's limits in mind: Statewide floating homestead exemption from HB 581: your homestead's taxable assessed value can rise only by the annual inflation rate, set by the Department of Revenue, unless your county, city, or school district opted out. The inflation index first applies for the 2026 digest year. Assessed value is 40% of fair market value.
How a Georgia appeal works
Values in Union County are set by the local county board of tax assessors, and the appeal starts there. The rules below apply statewide; your notice has the exact dates and office for your property.
| Who sets the value | County board of tax assessors. Each county has a Board of Tax Assessors that sets fair market value. Appeals go first to that board, not to the state Department of Revenue. |
|---|---|
| Valuation date | January 1 |
| Your notice | Annual Notice of Assessment |
| Deadline | 45 days from the date the assessment notice was mailed. Mailing dates vary by county, so the deadline does too. |
| First step | File Form PT-311A with the county Board of Tax Assessors and choose an appeal path: the county Board of Equalization (a panel of three local citizens), a hearing officer, or arbitration. The assessors review first and may change the value, which gives you 30 days to appeal again. |
| If you still disagree | Superior court within 30 days of the decision from the Board of Equalization, hearing officer, or arbitrator. Taxes must be paid before the court will consider the case. |
| Form | Form PT-311A, Appeal of Assessment |
| Fee | The DOR guidance lists no filing fee for the Board of Equalization path. In arbitration the loser pays the arbitrator fees, based on whose value is closer to fair market value. |
Reading this in fall 2026? Most counties mailed 2026 notices in spring or summer, so the 45-day window has closed for nearly everyone. A few counties mail late, so check the mailing date on any 2026 notice you hold. Otherwise your next realistic chance is the 2027 notice, mailed in spring or summer 2027 for January 1, 2027 values. Watch your mail and count 45 days from the date on the notice, not from when you open it.
- Hearing officers are available only for non-homestead real property valued over $500,000.
- Whether you get the floating homestead cap depends on whether your local governments opted out of HB 581, so check with your county.
- You can apply for a homestead exemption in the same 45-day window as your appeal.
Find your local office in the Georgia Department of Revenue county tax office directory.
Building a Union County case
The numbers above describe the typical Union County home, not yours. In a smaller or rural market, sales can be sparse. Explain why each sale you use still compares with your home.
- Gather comparable sales near January 1 of the tax year and the county's own property record card.
- Arbitration requires submitting a certified appraisal within the 45 days, so budget for an appraisal if you choose it.
- If the final value on a court appeal is 85% or less of the county board's value, you may recover court costs and attorney's fees.
- State on PT-311A which appeal method you want, since you must choose when filing.
Get your Union County appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Georgia appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Georgia forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Georgia DOR: Filing a Property Tax Appeal, Georgia DOR: PT-311A Appeal of Assessment Form, Georgia DOR: Property Tax FAQ, Georgia DOR Informational Bulletin 2025-01: Floating Homestead Exemption. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.