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Georgia Property Tax GuideAppeal and Lower Your Georgia Property Tax.
Georgia gives homeowners something almost no other state does: a three year value freeze after a successful appeal. One afternoon of work can lock in your savings for three full tax years. And every homeowner gets a 45 day appeal window on every annual assessment notice.
How the Georgia Appeal Process Works
- Watch for the Annual Notice of Assessment. Most Georgia counties mail notices April through June.
- Read it carefully. The notice lists the appeal deadline (45 days from the mail date) and your three appeal track options.
- File PT-311A with the county Board of Tax Assessors, selecting Board of Equalization (recommended).
- Informal review, the assessor's office may offer a reduction to settle before the BOE hearing.
- BOE hearing, three member panel, informal, typically 20 minutes.
- Superior Court if denied, within 30 days.
Major Georgia Counties, Where to File
- Fulton County (Atlanta): fultonassessor.org. Online PT-311A portal.
- DeKalb County: dekalbcountyga.gov/property appraisal.
- Cobb County: cobbassessor.org.
- Gwinnett County: gwinnettassessor.manatron.com.
- Chatham County (Savannah): boa.chathamcountyga.gov.
- Clayton County: claytoncountyga.gov/government/assessor.
- Henry County: henrycountytax.com.
The freeze changes the math. In most states, a successful appeal saves you money for one year. In Georgia, the freeze locks in that value for three, so a successful appeal is effectively worth 3× the annual savings. If you have any grounds to file, the expected value nearly always exceeds the effort.
When You Probably Qualify for a Reduction
- Your assessment jumped meaningfully from the prior year
- Recent sales of comparable homes undercut your current assessment
- Your home has unrepaired damage, deferred maintenance, or code issues
- Your parcel record has errors (wrong square footage, finished basement, pool)
- You purchased your home for less than the county's current value
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Start My Georgia Appeal →Georgia Property Tax Appeal FAQ
Will appealing raise my assessment?
No. Georgia law caps appeal outcomes at reductions or no change, never increases. And the three year freeze only activates when the board reduces your value.
Does the freeze apply if I add an addition?
No. Substantial renovation or addition breaks the freeze and triggers a fresh assessment for the affected portion of the property.
What is the 299(c) freeze?
"299(c)" refers to the Georgia code section (O.C.G.A. § 48 5 299(c)) that establishes the three year value freeze after a successful appeal. Assessors sometimes refer to it by the section number.
Can I appeal a commercial property?
Yes. Commercial and income producing properties in Georgia can appeal through the same PT-311A process, often via the Hearing Officer track for homes over $500k.