Between 2015 and 2020, Georgia property owners filed 748,421 property tax appeals across 159 counties. This analysis compiles statewide volumes, success rates, national comparisons, equity research, and HB 581 impact.
# Georgia Property Tax Appeal Statistics: 748,421 Appeals Exposed (2015-2025)
Last Updated: April 11, 2026. Now includes verified 2025 Gwinnett County FOIA data.
Between 2015 and 2020, Georgia property owners filed 748,421 property tax appeals across the state's 159 counties. That six-year total, drawn from Georgia Department of Revenue data, represents the largest publicly available compilation of appeal activity ever analyzed for the state. And it still doesn't include 2021 through 2025, years when surging home values almost certainly pushed volumes even higher. In April 2026, we added a new section using 2025 data from a public records request covering all 20,229 Gwinnett County residential appeals filed that year. See 2025 Update for verified numbers on reduction rates, typical savings, and outcome distribution.
This article compiles every verifiable data point on Georgia property tax appeals into one reference: statewide volumes, county-level breakdowns, outcome data, success rates, national comparisons, and equity research. Every statistic links to its source.
With roughly $18.3 billion in annual property tax revenue funding schools, fire departments, and county services, the accuracy of Georgia's assessments has real financial consequences. Appeals are the correction mechanism. The data below shows how that mechanism actually works.
In 2025, AppealAlly obtained the full 2025 property tax appeal dataset from Gwinnett County through a public records request. 20,229 appeals filed, the largest single-county FOIA sample of the 2025 appeal season in Georgia. The numbers below apply to Gwinnett specifically and should not be extrapolated to counties with different millage rates, assessor practices, or market dynamics.
The 82.2% Gwinnett figure and the 5-10% residential success rate cited later in this article measure two different things, and both are correct.
The academic 5-10% rate captures outcomes at the Board of Equalization (BOE) hearing stage, counting only appeals that proceed to a formal hearing and result in a reduction at that stage. The 82.2% Gwinnett figure measures the share of closed appeals that received any reduction at any stage of the process. In Gwinnett's 2025 data, 63% of appeals resolved at the Assessor level with a 97.6% success rate at that stage, while another 33.3% success rate came out of the BOE stage. Stated simply, the 82.2% figure captures the full resolution pipeline, while the 5-10% academic estimate captures hearing-stage outcomes only.
Because the mean reduction is pulled upward by a small share of high-value properties with large over-assessments, the typical (median) winner is the better number to self-locate against. Both are shown below so readers can see the range.
In Gwinnett's 2025 data, 40.2% of winners saved $100 to $200 per year, 34.5% saved $200 to $500, 13.5% saved $500 to $1,000, and 7.1% saved more than $1,000. The mean is higher than the median because a small share of winners (typically owners of higher-value homes with larger over-assessments) pulls the average upward.
Methodology: Annual savings estimated using Georgia's 40% assessment ratio and Gwinnett's 34.86 millage rate (county weighted average). Actual savings vary by city within Gwinnett. As one example, win rates differ materially between Auburn (96.1%) and Stone Mountain (56.1%). Source: Gwinnett County public records request, 2025 residential appeals, analyzed 2026-04-11.
See the full Gwinnett County 2025 appeals dataset analysis.
Georgia averaged roughly 125,000 property tax appeals per year during the six-year period from 2015 through 2020, with annual totals climbing as property values rose.
Source: Georgia Department of Revenue appeal filing records. The 2020 breakdown is the most detailed publicly available year. Individual year totals for 2015-2019 are approximations derived from the six-year total and county-level annual data; only the 748,421 aggregate and 2020 figures are directly confirmed in GA DOR records.
The 2020 snapshot is revealing: only 1-in-37 parcels were appealed, but those parcels accounted for nearly 10% of total statewide assessed value. That gap points to the concentration of appeals among higher-value properties.
The Georgia Department of Revenue also publishes appeal statistics by digest year, though that file isn't consistently available in web-accessible format for all years.
Four counties dominate Georgia's appeal landscape. Fulton, DeKalb, Gwinnett, and Cobb consistently account for the majority of statewide filings.
Source: Georgia Department of Revenue county-level appeal data. Cherokee and Forsyth county-specific annual breakdowns not available in the same dataset.
Fulton County's 2018 peak of 41,237 appeals stands out. That year, roughly 12% of all Fulton County parcels were under appeal, a rate that dwarfed every other Georgia county.
More recent county data is available for 2023, though statewide totals haven't been published.
No 2024 final appeal counts have been published for any Georgia county as of March 2026. However, 2024 was widely described as the "last year to get the free freeze" before HB 581 took effect, suggesting volumes likely exceeded 2023 levels.
Fulton County's 2018 peak: 41,237 property tax appeals, roughly 12% of all parcels in the county.
The gap between Metro Atlanta and the rest of Georgia is dramatic. In 2020, Metro Atlanta residents were three times as likely to file an appeal, and the dollars they put under appeal were disproportionately large.
Source: Georgia Department of Revenue data (2020). "Metro Atlanta" defined as 15 counties: Fulton, DeKalb, Gwinnett, Cobb, Forsyth, Cherokee, Fayette, Clayton, Henry, Bartow, Hall, Paulding, Douglas, Rockdale, and Coweta. This is smaller than the Census Bureau's 29-county Atlanta MSA.
Value concentration is even more skewed than appeal counts.
Source: Georgia Department of Revenue data (2020)
Fulton County alone accounted for nearly a third of all property value under appeal statewide. The top four counties controlled over 60%.
Georgia's appeal process has three distinct stages, and most appeals never make it to the second one.
Source: Georgia Department of Revenue data (2020). Many pre-hearing settlements did not receive the 3-year assessment freeze under pre-2025 rules.
Of appeals that reached the hearing stage:
Source: Georgia Department of Revenue data (2020)
A significant share of appellants filed but never showed up to their hearing.
Source: Georgia Department of Revenue data. The 17% figure comes from GA DOR filing records. The 25-30% estimate adjusts for appellants who withdrew without formally canceling, based on industry analysis of GA DOR data.
17% of Georgia property tax appellants failed to appear at their Board of Equalization hearing, forfeiting any chance of a reduction.
Source: Georgia Department of Revenue data (2020)
Superior Court appeals skew toward high-value properties. The average assessed value of an escalated property ($3.1 million) was nearly four times the average for all appealed parcels ($805,800).
Georgia doesn't publish a statewide appeal success rate. The available data comes from county assessor estimates, one academic study, and commercial service providers.
For a complementary view using a different denominator, see 2025 Update: What the Gwinnett County FOIA Data Reveals above. The 82.2% Gwinnett figure measures the full pipeline (Assessor plus BOE), while the 5-10% academic rate measures hearing-stage outcomes only.
County assessors have estimated that 5-10% of residential appeals result in a reduced assessment at the Board of Equalization stage in a given year.
That figure needs context. Before HB 581 took effect in 2025, Georgia's 299c provision meant any appeal filing automatically froze your assessed value for three years, regardless of whether you won. That incentivized mass filing by homeowners who had no intention of attending a hearing or arguing their case. The 17% no-show rate and the 43.5% pre-hearing settlement rate both reflect this dynamic. The "true" success rate for appellants who prepared evidence and attended their hearing was almost certainly higher than 5-10%, but no Georgia county publishes that filtered metric.
The most rigorous Georgia-specific success rate data comes from a Georgia Tech School of Public Policy study by Professor Brian An, covering Fulton County commercial property appeals from 2011 to 2022.
Source: Brian An, Georgia Tech, via Atlanta Civic Circle
Fulton County commercial properties were appraised at just 61% of actual market value, costing Atlanta, Atlanta Public Schools, and Fulton County a combined $290 million per year in lost tax revenue.
The gap between residential success rates (5-10%) and commercial success rates (62%) isn't unique to Georgia. Commercial property owners almost always use professional representation (attorneys, appraisers, tax consultants), while most residential appellants represent themselves.
Georgia's 2.7% appeal rate and 5-10% residential success rate look modest compared to other major property tax states. The comparison isn't always apples-to-apples because each state defines "success" differently, but the scale differences are hard to ignore.
Texas is the outlier in every dimension. 2.7 million protests in a single year, representing 12.2% of all parcels, dwarfs every other state's volume. Harris County (Houston) alone saw 529,090 protests in 2023, with 89.2% succeeding at the informal hearing stage and homeowners saving a combined $1.09 billion.
Several structural differences explain the gap:
Sources: TX Comptroller; GA DOR
The risk of an assessment increase is the most important structural difference. In Texas, your value can only stay the same or go down. In Georgia, the BOE can raise your assessed value, though this outcome is rare.
NYC's data illustrates the value of persistence. Of 2,885 Class 1 residential applicants at the administrative level, only 10.3% received a reduction. But of 768 who escalated to Small Claims Assessment Review, 93.4% won.
Property tax appeals don't affect everyone equally. Academic research consistently shows that the people who most need tax relief are the least likely to pursue it, and the appeal process itself can widen existing inequalities.
Berry's study analyzed 26 million residential sales from 2007-2017 across 2,600 counties. Avenancio-Leon and Howard's study used data covering 118 million homes merged with geolocation detail for 75,000 taxing entities.
Homes in the bottom 10% of sale price face assessment levels, relative to their actual value, that are twice as high as homes in the top 10% within the same jurisdiction. (Berry, University of Chicago)
The people who would benefit most from appealing are the least likely to do it.
The Georgia survey polled 863 homeowners in partnership with Pollfish (May-June 2025). The national survey polled 2,500 U.S. homeowners (March 2025).
Think about that combination: 52% of Georgia homeowners believe they're overassessed, 67% paid more than they budgeted, yet 81% have never filed an appeal and 51% didn't even know they could. That's not a failure of motivation. It's an information gap. The dollar cost of that gap is staggering: Georgia homeowners overpay an estimated $633 million per year in property taxes due to over-assessment, with lower-value homes bearing a disproportionate share of the burden.
The Georgia Tech study found the same dynamic within Fulton County: North Fulton/Sandy Springs/Alpharetta property owners filed more appeals and won more often than those in Southern Fulton. The old 299c freeze rule amplified this: in Paulding County in 2022, over 54% of appeals were filed by a single entity (a single commercial tax consulting firm), costing the county $1.2 million.
A 2025 Realtor.com analysis found that 40.5% of U.S. properties may be overassessed to the point where the owner could save $100 or more by protesting. The median potential savings was $539 per year. Georgia specifically led the nation with a 15.6% year-over-year increase in median property tax burden in 2024, the highest of any state. Our protest vs non-protest breakdown quantifies this gap county by county, showing that only 2.7% of homeowners file appeals while the rest leave an estimated $956 million in potential savings unclaimed.
House Bill 581, signed by Governor Kemp on April 18, 2024, and approved by Georgia voters in a November 2024 referendum with 63% support, is the most significant change to Georgia's property tax appeal system in decades. It took effect January 1, 2025.
Source: GA General Assembly; Georgia Municipal Association
The floating homestead exemption automatically applied to all local taxing jurisdictions unless they voted to opt out by March 1, 2025. The opt-out rate was substantial.
Source: Tax Foundation
The practical impact: homeowners in Gwinnett and Cobb counties don't get the inflation cap protection that voters approved statewide. Their assessment increases remain uncapped. Homeowners in DeKalb, which opted in, will see their taxable value increases limited to the inflation rate starting in 2025.
The pre-2025 system incentivized mass filing. You could file an appeal with no evidence, skip the hearing, and still lock in your assessed value for three years. Under HB 581, filing without winning gets you nothing. The likely result: fewer total appeals, but a higher percentage of serious, prepared appellants. Georgia's 5-10% residential success rate should increase as casual filers exit the system.
The DeKalb County Board of Assessors was granted an additional 180 days to review 2025 appeals, suggesting elevated volumes in the first year under the new rules.
Georgia's total assessed property value doubled from $348.1 billion in 2013 to $705.2 billion in 2023, accelerating sharply after the pandemic.
Source: GA DOR 2025 Property Tax Administration Annual Report. Assessed value equals 40% of fair market value per O.C.G.A. 48-5-7, so the 2023 figure implies roughly $1.76 trillion in total fair market property value statewide.
Georgia's total assessed property value doubled from $348.1 billion in 2013 to $705.2 billion in 2023, growing at an accelerating rate that hit 16.3% in a single year.
That growth, combined with roughly $18.3 billion in annual property tax collections (56% of which funds schools) and a national property tax system totaling $797 billion in 2024, means the financial stakes of assessment accuracy are enormous. Georgia's effective property tax rate of 0.83% applies across roughly 4.5 million parcels. For a detailed look at how that statewide average breaks down, see our property tax rates for all 159 Georgia counties, where effective rates range from 0.41% in Fannin County to 1.85% in Dougherty County.
No single source covers all years, all counties, or all metrics. The following table describes each source used in this article.
The following data was sought but not found in any public source as of March 2026:
The GA DOR publishes an appeal statistics file that may contain some of this data, but it's a downloadable document rather than an accessible web database.
Derived calculations in this article: individual year totals for 2015-2019 are approximated from the 748,421 six-year total and county-level annual data (only the aggregate and 2020 figures come directly from GA DOR records); Georgia's ~2.3% share of U.S. property tax revenue is calculated from $18.3B / $797.0B; the ~$1.76 trillion implied fair market value is calculated from $705.2B assessed value / 0.40 assessment ratio; YoY growth rates in the assessed value table are calculated from sequential GA DOR annual figures.
Georgia's property tax appeal system processed 748,421 appeals over six years, yet 81% of homeowners have never filed one. Commercial property owners and Metro Atlanta residents dominate filings. High-value properties capture a disproportionate share of appeal activity. Over half of Georgia homeowners don't know they have the right to participate.
HB 581 changed the rules in 2025 by ending the automatic assessment freeze and introducing a floating homestead exemption. Whether these changes reduce the equity gap or widen it depends on how homeowners respond. The first year of data under the new system will be the most important update to this article.