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Fulton County, Georgia

How to Appeal Property Taxes in Fulton County (2026)

Appeal Deadline

45 days after Notice of Assessment (notices mailed in June)

County AssessorAppeal Forms

Overview

Fulton County, home to Atlanta, has approximately 440,000 parcels and some of the highest property tax rates in Georgia. Georgia assesses property at 40% of fair market value, and properties are reassessed annually. The Fulton County Board of Assessors mails Notices of Assessment each June, and homeowners have 45 days to file an appeal. With Atlanta's dynamic real estate market and frequent valuation swings, appeals are common and often successful — but unlike Texas, your value can increase on appeal, so come with strong evidence.

Step-by-Step Appeal Process

1

Receive your Notice of Assessment from the Fulton County Board of Assessors (mailed in June)

2

Review your property details and the assessed value (remember: assessed value = 40% of the county's opinion of fair market value)

3

File your appeal online at fultonassessor.org/property-appeals or by mail/in-person using Form PT-311A within 45 days of the notice

4

Gather evidence: comparable sales, photos of property condition issues, independent appraisal

5

The Board of Assessors will review your appeal and may offer a settlement conference

6

If unresolved at settlement, attend your Board of Equalization (BOE) hearing — attendance required for 3-year value freeze

7

Present your evidence to the BOE panel — bring 3 printed copies

What Evidence Do You Need?

3-5 comparable sales within 1-2 miles, sold within the last 12 months
Photos showing property condition issues (deferred maintenance, foundation issues, etc.)
Independent appraisal from a Georgia-licensed appraiser
Repair estimates for any significant issues
Evidence that the county's fair market value opinion is too high (your assessed value = 40% of this)

Common Reasons for Successful Appeals

Comparable sales show a lower fair market value than the county's assessment implies
Property condition issues not reflected in the assessment (foundation problems, roof damage, etc.)
Incorrect property details (wrong square footage, bedroom count, or lot size)
Neighborhood factors negatively affecting value (traffic, commercial encroachment, flood zone)
Recent purchase price was significantly lower than the county's market value opinion
Market softening in specific Atlanta neighborhoods not reflected in county-wide reassessments

Tips for Success

1Remember that Georgia assessed value = 40% of fair market value — when calculating your argument, multiply your comparable sales average by 0.4
2File your appeal even if you plan to negotiate at the settlement conference — you must file to preserve your rights
3Attend the BOE hearing in person to qualify for the 3-year value freeze under HB 581
4Unlike Texas, your value CAN increase on appeal — only proceed if you have strong evidence
5Focus on the most recent sales closest to your property
6The settlement conference is your best chance for a quick resolution — be prepared and professional

Frequently Asked Questions

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This guide is for informational purposes only and does not constitute legal advice. Deadlines and procedures may change. Always verify current information with your county assessor.