Each Georgia rental is its own appeal with its own clocks. How to track several parcels, combine Board hearings and see why rentals get no homestead help.
# How to Appeal Property Taxes on Several Georgia Rentals
To appeal property taxes on rental property in Georgia, run each parcel as its own appeal with its own letters and clocks, and ask the Board of Equalization to hear several together in one hearing, where it still decides each one separately. What's different about a rental is that Georgia's statewide base-year homestead exemption, created by HB 581, applies only to a homestead, the owner's primary residence, so a rental's value changes reach its bill without that exemption.
This guide is for owners with several rental homes, whether you hold them yourself or in an LLC, and for the property managers who run them. By October, the letters on those appeals can arrive on different schedules: a revised value on one house, a hearing notice on another, nothing yet on a third.
Yes, if you ask. Georgia's appeal statute, O.C.G.A. 48-5-311, puts it this way in subsection (e)(6)(C):
"If more than one property of a taxpayer is under appeal, the board of equalization shall, upon request of the taxpayer, consolidate all such appeals in one hearing and announce separate decisions as to each parcel or item of property."
Three things follow for a landlord:
The statute gives the same right, on request, when your appeals go to an arbitrator or a hearing officer instead of the Board. If a combined hearing is ahead, read our guide to the questions a Board may ask, including about rental income before it.
Georgia's filing and continuance windows count from the date a notice was mailed, and each notice covers one parcel. Georgia law sets 45 days from the date an assessment notice was mailed to file a written appeal with the county board of tax assessors, so two rentals whose notices went out on different days have different last days to appeal.
If the assessors change a parcel's value, they mail a change notice. The state's form is the PT-306-30, and one version the Georgia Department of Revenue publishes, the PT-306-30E, prints a "Last date to file a written continuation of appeal." Georgia law sets 30 days from the date that change notice was mailed for you to tell the assessors in writing that you're continuing the appeal.
If you agree with the new value, the change notice says "no action is required," and that parcel's final tax bill for the year will be based on the adjusted value. To keep disagreeing, send the written continuation by the last date printed on the notice. Neither the statute nor the notice says what happens to the appeal once that date passes, so if you miss it, ask the assessors' office.
That clock belongs to that one parcel. A revised value on one rental doesn't move the dates on your other appeals, and each of them can get its own change notice on its own day.
If you and the assessors sign an agreement on one parcel's value, that parcel's appeal ends on the date you sign. Your other rentals' appeals keep going.
For any parcel, you can ask the assessors for the records behind its value, including their method, the documents they reviewed and the comparable properties they used. Under O.C.G.A. 48-5-306, they must provide copies within ten business days, at a copying fee of up to 25 cents a page. Log each request on that parcel's line.
The chart below follows one parcel from its first letter to an optional combined hearing.
Each rental runs its own clocks. A change notice starts a 30-day window (estimated) for that parcel only, and a combined Board hearing is optional and still decides each parcel separately.
Confirm with your county before you file.
A letter of authorization. The state's appeal form, the PT-311A, says: "If the appeal form is signed by an agent, a letter of authorization must accompany the filing of the appeal." Douglas County's own 2024 appeal form prints the same note.
The chain can run from you, the owner, to your property manager or to an appeal service, and the rule follows whoever signs. If your property manager signs a parcel's appeal form as your agent, a letter of authorization goes with that filing. If an appeal service signs instead, the same rule applies to the service.
The PT-311A doesn't say how many parcels or counties one letter may cover. Each county decides what authorization it accepts, so ask each county two things before your manager files: who may sign for the owner, including an owner that's an LLC, and whether one letter may list more than one parcel.
For change notices, the statute also has the assessors mail a copy to any authorized agent you've asked them to send it to, as well as to the address you gave them. If your manager should see every revised value, ask the assessors to send those notices to the manager too. Our guide on how to fill in the PT-311A covers the rest of the form.
If you'd rather not run that tracker yourself, AppealAlly's Full-Service Appeal files your appeal and handles the county for you, keeping track of each parcel's letters, and you can ask us about several rentals at once.
Your home can carry homestead exemptions that a rental can't. HB 581 grants its base-year exemption "on that person's homestead," in the amount by which the homestead's current year assessed value exceeds its previous adjusted base year assessed value. The Department of Revenue's homestead exemptions page says a person must actually occupy the home as their legal residence. A rental isn't your primary residence, so its value changes reach its bill without that exemption.
The same page describes the standard homestead exemption: a home "actually occupied and used as the primary residence by the owner may be granted a $2,000 exemption." A rental doesn't get that one either.
Georgia assesses most property at 40% of its fair market value, and that 40% figure, less any exemptions, is what your tax rate is applied to. For an illustrative rental whose fair market value rises by $30,000, the assessed value rises by $12,000, and with no homestead exemption to subtract, the tax rate applies to that whole $12,000 increase.
The comparison below sets your home and a rental side by side.
A rental isn't its owner's primary residence, so its value changes reach its tax bill without the base-year exemption.
Our explainer on whether HB 581 applies to your own home covers the homestead side. If your own home isn't carrying a homestead exemption, that application is yours to file with your county. AppealAlly handles property tax appeals only, not exemption applications.
Start one appeal per parcel, counted from the date on each notice. Georgia law sets 45 days from the date each assessment notice was mailed to file a written appeal, and the Department of Revenue's annual notice form tells owners to appeal in writing "no later than 45 days after the date of this notice." Any last day you count from it is estimated, so put each notice's printed date on its tracker line the day the notice arrives.
On each parcel's PT-311A you pick one route: the county Board of Equalization (value, uniformity, taxability and denied exemptions), nonbinding arbitration (value only), a hearing officer, or straight to superior court with the assessors' consent. The form notes that additional costs or fees may apply for some routes.
The hearing officer route is open to nonhomestead real property with a fair market value over $500,000 as shown on the annual assessment notice, and to contiguous nonhomestead property the same owner holds. A hearing officer decides value and uniformity. The $500,000 test is read parcel by parcel, from each one's own annual notice, so a rental under that figure doesn't qualify because a different rental does. A contiguous nonhomestead parcel under the figure can join a qualifying parcel's hearing at your option, but the statute gives it that route only alongside the qualifying parcel. Check each rental's notice for its fair market value before you pick that parcel's route.
If your manager or a service will sign, ask each county what authorization it accepts before the first filing. Until a notice exists, there's nothing to file. Our walk-through of what happens after you file covers the steps from there.
Confirm with your county before you file.
This article is general information drawn from public sources: O.C.G.A. 48-5-311 and 48-5-306, HB 581 (2024), and the Georgia Department of Revenue's PT-311A, PT-306-30E and PT-306E forms and homestead exemptions page, all read on September 29, 2026. Dates and windows here are estimated, and county practice varies. It is not legal or tax advice. Check your own dates on each notice and with your county's board of tax assessors.