Georgia Property Tax Appeal Calculator

A property tax appeal is a formal request to have your property's assessed value reviewed and potentially lowered. In Georgia, assessments are used to calculate your annual property tax bill — if your assessed value is higher than your home's actual market value, you may be paying more than you should. Filing an appeal with the County Board of Tax Assessors → Board of Equalization allows you to challenge the assessment using comparable sales and other evidence.

Compare your assessed value (shown on your tax bill or assessment notice) to recent sale prices of similar homes in your neighborhood. If your assessed value is materially higher than what comparable homes have sold for, you may be over-assessed. The calculator above estimates your potential overpayment using your county's current effective tax rate.

Savings depend on the size of the over-assessment and your county's tax rate. For example, if your property is assessed $50,000 above market value and your county's effective rate is 2%, a successful appeal could save approximately $1,000 per year. Use the calculator above to estimate your specific situation. Savings persist year over year as long as the lower assessment holds.

Georgia gives you 45 days from the date printed on your annual assessment notice to file Form PT-311A with the county Board of Tax Assessors. Annual notices typically mail between April and June — exact timing varies by county. If you miss the 45-day window, you generally cannot appeal that year's assessment. Mark the postmark date as soon as the notice arrives and file electronically through your county's tax assessor portal when available; mail can eat several days you may not have to spare.

The most important evidence is comparable recent sales (comps) of similar properties in your neighborhood. You will also need: Completed Form PT-311A (Appeal of Assessment), signed and dated within the 45-day window; Recent comparable sales (within the last 12 months) from your neighborhood at similar square footage and condition; Independent fee appraisal — strongly recommended for appeals over $25,000 in assessed-value difference (or $62,500 in fair market value, since GA assesses at 40%); Photos and documentation of any property condition issues, deferred maintenance, or functional obsolescence. The stronger your comparables, the better your chances of a successful appeal.

In Georgia, assessment appeals are heard by the County Board of Tax Assessors → Board of Equalization. You can represent yourself or hire a property tax attorney or a third-party appeal service. If you disagree with the board's decision, further appeal to the state tax court is typically available.

If your appeal succeeds, your assessed value is reduced to the approved amount. Your annual tax bill is then recalculated using the new lower assessed value and the applicable tax rate. The reduction generally applies to the tax year in which you filed; future years are not automatically adjusted, but the lower assessment often carries forward unless the assessor revalues your property.

Yes. Third-party appeal services like Ownwell handle the research, paperwork, and hearing on your behalf. They typically charge a percentage of the first year's savings — if they don't save you money, you pay nothing. This can be a practical option if you don't have time to pull comparables and prepare a case yourself.