Is my Roswell property tax too high?

The median annual property tax bill in Roswell is $4,383 (Census ACS). If your assessed value is higher than what your home would actually sell for, you are paying more than that. Compare your assessed value to recent sales of comparable homes nearby.

How much of my income goes to property taxes in Roswell?

At the median, Roswell homeowners pay 3.41% of their household income ($128,654/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.

Why are Roswell home values higher than the Fulton County average?

Roswell's premium reflects demand driven by school quality, proximity to employment centers, and neighborhood amenities. Higher values mean a larger potential overassessment -- a 10% overvaluation costs approximately $805 per year in excess taxes.

How do Roswell property taxes compare to Alpharetta?

Alpharetta leads Fulton County with a median home value of $649,000, compared to Roswell's $567,100. But a lower county ranking does not mean your individual home is correctly assessed -- overassessments happen at every price point.

How is my Roswell property tax bill calculated?

Georgia taxes property at 40% of fair market value. For Roswell's median home ($567,100), the assessed value is $226,840. Multiply by Fulton County's millage rate of 3.553% to get your annual bill. In growing cities like Roswell, reassessments often outpace actual market conditions -- compare your assessed value per square foot to recent closed sales within 1 mile of your home.

What evidence wins a property tax appeal in Roswell?

The strongest evidence is 3-5 comparable sales -- homes similar to yours in size, age, and condition that sold recently for less than your assessed value. In Roswell, there are typically enough recent sales to build a strong case. Focus on per-square-foot price comparisons and adjust for differences in lot size, condition, and amenities.

Can my property tax go up if I appeal?

Losing at the Board of Equalization cannot raise your value, with one exception. Under O.C.G.A. § 48-5-311(e)(9), the Board of Equalization, a hearing officer, or an arbitrator can lower your value but cannot raise it above the value the county assessors set. The exception is a value already frozen by an earlier appeal: on an appeal filed while that freeze is in effect, the Board is not capped and could raise the value. That limit applies to the deciding body; the county assessors can still make changes or corrections to your value when they review your appeal.

Roswell, GA: Is Your Property Tax Assessment Too High? (2026)

By AppealAlly Team · Published April 1, 2026

The median Roswell homeowner pays $4,383/year in property taxes. That is 3.41% of median household income. See how Roswell compares and check your savings potential.

Key Takeaways

Appeal deadline: Georgia law sets it at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.Median home value: $567,100 in Roswell.Median annual tax bill: $4,383.Tax burden: 3.41% of median household income in Roswell.Potential savings: ~$805/year from a 10% reduction, or $2,415 over 3 years with the 299c freeze (estimated, subject to the statutory exceptions).Filed with: Fulton County Board of Assessors (not the city).Free to file: the Board of Equalization can lower your value but cannot raise it above the county assessors' figure, except on a value already frozen by an earlier appeal.

The ruins of the old Roswell Mill still stand along Vickery Creek near the Chattahoochee River, a short walk from the restaurants on Canton Street, and they are a reminder that Roswell was a working mill town in the 1830s long before it became one of north Fulton's largest suburbs. Today about 92,621 people live here, and the market runs well ahead of the county, with the median Roswell home worth around $567,100, about 24% above the Fulton County median of $458,800. Households earn a median of $128,654, and property taxes take roughly 3.4% of that income, a real bite even for a high-earning suburb. Fulton's effective tax rate averages about 1.42%, and because the rate applies to assessed value, the assessor's opinion of your home matters as much as the millage itself. Fulton is also an enormous, uneven county to appraise. Across Fulton County, home values range from roughly $286,572 at the 25th percentile to $735,809 at the 75th, and a single valuation model covering everything from South Fulton starter homes to Buckhead estates has plenty of room to misjudge a particular street in Roswell. Renovated older houses and historic district properties are especially easy to get wrong. The check is straightforward. Pull recent sales of genuinely comparable Roswell homes and set them against the value on your assessment notice, and if the county's number is higher than the market supports, file an appeal. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.

Roswell Appeal Quick Facts

Appeal Deadline: Georgia law sets it at 45 days from the date of the assessment notice. The date printed on your notice controls. Confirm with your county before you file.
Appeal Form: PT-311A
Filed With: Fulton County Board of Assessors
Assessor Phone: 404-730-6440
Median Home Value: $567,100 (24% above Fulton County median)
Median Annual Tax Bill: $4,383 (Census ACS 2024)
Tax Burden: 3.41% of median household income

Is your Roswell property tax assessment too high?

The median home in Roswell is valued at $567,100, and the typical homeowner pays about $4,383 per year in property tax (Census ACS 2024), based on Fulton County's 3.553% combined millage applied to 40% of fair market value after exemptions. That means the typical Roswell homeowner spends 3.41% of household income on property taxes alone. Roswell combines higher-than-average home values with a heavy tax burden. If your home is overassessed by even 10%, the cost adds up fast. Higher home values mean a larger tax bill and a bigger payoff from a successful appeal. At $567,100, Roswell home values are 24% above the Fulton County median, 233% above Georgia's statewide median of $170,200, 78% above the national median of $318,000.

Check If Your Roswell Home Is Overassessed

How does Roswell compare to other Fulton County cities?

Alpharetta leads Fulton County in home values, but your individual assessment could still be too high regardless of where Roswell falls in the county ranking.

What evidence matters for Roswell appeals?

With a population of 92,621, Roswell has plenty of recent sales to draw from. The strongest evidence is 3-5 comparable sales: homes similar to yours in size, age, and condition that sold recently for less than your assessed value. Focus on per-square-foot price comparisons and adjust for differences in lot size, condition, and amenities. For the full evidence strategy, exemption details, and step-by-step filing instructions, see our Fulton County Property Tax Guide.

How much can you save in Roswell?

Based on a combined tax rate of 3.553%. Your actual rate may vary by tax district. Three-year figures are estimates and apply only if your value is reduced; you can then keep saving for up to three years, subject to the statutory exceptions.

A 10% reduction on the median Roswell home ($567,100 down by $56,710) would save approximately $806 per year, or $2,418 over three years (estimated, subject to the statutory exceptions) with the 299c value freeze.

At 3.41% of household income, even a modest reduction in your assessed value makes a real difference in your annual budget.

File your appeal through Fulton County

Property tax appeals in Roswell are filed with the Fulton County Board of Assessors. To appeal, submit a PT-311A form. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.

Fulton County Board of Assessors: 141 Pryor St., Suite 2052, Atlanta, GA 30303 | 404-730-6440 For the full appeal process and deadline details, see our Fulton County Property Tax Guide.

Other Cities in Fulton County

Explore Fulton County

Based on 2024 American Community Survey estimates and Fulton County millage rates.

Frequently Asked Questions

Is my Roswell property tax too high?: The median annual property tax bill in Roswell is $4,383 (Census ACS). If your assessed value is higher than what your home would actually sell for, you are paying more than that. Compare your assessed value to recent sales of comparable homes nearby.
Who do I contact to appeal my Roswell property tax?: Appeals are filed with the Fulton County Board of Assessors, not at the city level. File a PT-311A form. Georgia law sets the appeal deadline at 45 days from the date of your assessment notice. The date printed on your notice controls. Confirm with your county before you file.
How much of my income goes to property taxes in Roswell?: At the median, Roswell homeowners pay 3.41% of their household income ($128,654/year) in property taxes. That is a significant burden -- a successful appeal directly increases your take-home.
Why are Roswell home values higher than the Fulton County average?: Roswell's premium reflects demand driven by school quality, proximity to employment centers, and neighborhood amenities. Higher values mean a larger potential overassessment -- a 10% overvaluation costs approximately $805 per year in excess taxes.
How do Roswell property taxes compare to Alpharetta?: Alpharetta leads Fulton County with a median home value of $649,000, compared to Roswell's $567,100. But a lower county ranking does not mean your individual home is correctly assessed -- overassessments happen at every price point.
How is my Roswell property tax bill calculated?: Georgia taxes property at 40% of fair market value. For Roswell's median home ($567,100), the assessed value is $226,840. Multiply by Fulton County's millage rate of 3.553% to get your annual bill. In growing cities like Roswell, reassessments often outpace actual market conditions -- compare your assessed value per square foot to recent closed sales within 1 mile of your home.
What evidence wins a property tax appeal in Roswell?: The strongest evidence is 3-5 comparable sales -- homes similar to yours in size, age, and condition that sold recently for less than your assessed value. In Roswell, there are typically enough recent sales to build a strong case. Focus on per-square-foot price comparisons and adjust for differences in lot size, condition, and amenities.
Can my property tax go up if I appeal?: Losing at the Board of Equalization cannot raise your value, with one exception. Under O.C.G.A. § 48-5-311(e)(9), the Board of Equalization, a hearing officer, or an arbitrator can lower your value but cannot raise it above the value the county assessors set. The exception is a value already frozen by an earlier appeal: on an appeal filed while that freeze is in effect, the Board is not capped and could raise the value. That limit applies to the deciding body; the county assessors can still make changes or corrections to your value when they review your appeal.