How AppealAlly Helps You Lower Your Property Taxes

A property tax appeal is a formal request to your county to lower your home’s assessed value. If your home is overvalued on the tax rolls, you’re paying more than you should. AppealAlly builds your case from property-specific evidence and files your appeal as your authorized agent. Start your appeal in about 3 minutes.

3-Step Appeal Process

1. Enter Your Address. AppealAlly identifies your property using USPS verification and geocoding, determines your county among all 159 Georgia counties, and pulls the latest assessment data.
2. See Your Savings Estimate. We screen recent sales of similar homes near your property and build your case from the closest matches on size, lot, age and location.
3. We File Your Appeal. Sign up for Full Service with $0 upfront. We file your appeal with a signed appeal form and property-specific evidence as your authorized agent, and you pay only if we win.

What Happens After You File

1. Appeal Filed (Day 1). Your appeal is filed with the county Board of Tax Assessors before the deadline.
2. County Review. The county Board of Tax Assessors reviews your evidence packet, including its property-specific arguments and supporting analysis. It has 180 days unless the period is extended, and some appeals end here with a reduced value.
3. Hearing, if needed. If the assessors make no change, your appeal moves automatically to the Board of Equalization; if they change your value and you still disagree, you have 30 days to continue it in writing. Full-Service clients won’t need to attend: as their agent, we may take the appeal to the Board for them.
4. Decision & Savings. If your value is reduced, the county generally cannot raise the reduced value for three tax years under O.C.G.A. § 48-5-299(c), with a few statutory exceptions.

The 3-Year Assessment Freeze (O.C.G.A. § 48-5-299(c))

Under O.C.G.A. § 48-5-299(c), when an appeal reduces the value of your home or other real property, by a written agreement with the county assessors or by a Board of Equalization, hearing officer, arbitrator or court decision, the county generally cannot raise the new value for three tax years (the appeal year plus the next two), subject to a few statutory exceptions. A successful appeal can lock in three years of lower taxable value, not just a one-year win. This statutory freeze is one of the strongest reasons to file a well-documented appeal the year your assessment goes up.

The Georgia Property Tax Appeal Process

Every spring or early summer, Georgia counties mail assessment notices showing your home’s new fair market value. You have 45 days from the date on that notice to file an appeal. To appeal, you submit a completed PT-311A form to your county Board of Assessors. AppealAlly prepares and signs this form for you. If your value is reduced, by a written agreement with the county assessors or by a Board of Equalization, hearing officer, arbitrator or court decision, the county generally cannot raise the new value for three tax years, with a few statutory exceptions.

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Frequently Asked Questions

How long does a Georgia property tax appeal take?

A Georgia appeal can take from a few weeks to several months or longer, depending on your county. The county Board of Tax Assessors reviews your appeal first and has 180 days to do so under O.C.G.A. section 48-5-311, unless the period is extended; some appeals end there with a reduced value and no hearing. If the assessors make no change to your value, your case moves automatically to the county Board of Equalization for a hearing. If they change your value and you still disagree, you have 30 days to continue your appeal in writing. Hearing dates vary by county. With Full Service, you won't need to attend: as your agent of record, we may take your appeal to the Board of Equalization if it gets that far. If your value is reduced, by a written agreement with the county Board of Assessors or by a Board of Equalization, hearing officer, arbitrator, or court decision, the county generally cannot raise the new value for three tax years under O.C.G.A. section 48-5-299(c), with a few statutory exceptions.

Can I appeal my Georgia property taxes every year?

Yes, you can file an appeal every year your county issues a new assessment notice. You have 45 days from the date printed on the notice to file a PT-311A with the county Board of Assessors. One important exception: if an appeal lowered your value for either of the two previous tax years, whether by a hearing decision or a signed agreement with the county (even one a previous owner obtained), that value is usually frozen under O.C.G.A. section 48-5-299(c) for the year of that appeal and the next two years. A new appeal while the freeze is in effect is rarely worth it, because the Board is not capped on that appeal and could raise your value. Start your appeal analysis to see if your current year assessment justifies an appeal.

What evidence do I need for a Georgia property tax appeal?

The strongest Georgia appeals rely on comparable sales: a set of recent sales of similar homes in your neighborhood that sold for less than the fair market value the county put on your home. Counties also accept repair estimates for condition issues, photos documenting problems, and income or expense records for rental properties. AppealAlly checks both recent sales and assessment uniformity automatically, then builds each case around the arguments that support that property. In Gwinnett County's 2025 tax year records, the median reduction among appeals that won was $15,600 in fair market value (source: Gwinnett County Board of Assessors FOIA release of 20,229 appeals).

What happens if my county rejects my appeal?

If you chose the Board of Equalization when you filed (the default, and the choice on the appeal forms AppealAlly prepares) and the Board of Assessors keeps your value, your appeal automatically advances to the county Board of Equalization for a hearing, at no additional cost. The Board of Equalization is a three-member panel of citizens who review your evidence independently. When you file, you can instead choose non-binding arbitration (for disputes about value only; you pay for your own certified appraisal, and you also pay the arbitrator's fee if the arbitrator's value ends up closer to the county's than to yours) or, for qualifying property such as non-homestead real property with a fair market value over $500,000, a hearing officer; those appeals follow the route you chose. Across 20,229 Gwinnett County appeals from the 2025 tax year, 82.2% of closed appeals received a reduction, most of them resolved with the Board of Assessors before any hearing, and the median reduction among those that won was $15,600 in fair market value (source: Gwinnett County Board of Assessors FOIA release). In a real property appeal, the Board of Equalization, hearing officer, or arbitrator cannot raise the value above the county assessors' figure. The one exception is a value already frozen by an earlier appeal: on an appeal filed during that freeze, the Board is not capped and could raise it.

Is there a filing fee to appeal property taxes in Georgia?

No. Filing a property tax appeal with your Georgia county is free. There is no filing fee for the county appeal and no cost to advance from the Board of Assessors to the Board of Equalization. Costs arise only if you choose arbitration, which requires a certified appraisal at your own expense and makes you responsible for the arbitrator's fees if the arbitrator's value lands closer to the county's value than to yours, or if you later appeal to Superior Court, which has a $25 filing fee. With our Full-Service Appeal, we prepare the property-specific evidence and the PT-311A and file your appeal as your authorized agent. Our fee is 30% of your first-year tax savings, charged only if we win, plus a one-time $25 fee if the county grants Georgia's 3-year freeze. If your actual first-year savings turn out lower than our estimate, send us your tax bill and we'll refund the difference.