Georgia Property Tax Appeals & Key Deadlines

🏠 The Property Tax Timeline, at a High Level

Property taxes in Georgia follow a predictable annual rhythm, even though exact dates vary by county. Understanding the sequence is often more important than memorizing specific deadlines.

Most homeowners will encounter the following stages:

• Assessment of property value
• Issuance of an assessment notice
• A limited window to appeal
• Calculation of taxes using millage rates
• Issuance of the tax bill
• Payment deadlines

Confusion often arises because these steps do not happen at the same time and may span several months.

🏠 What an Appeal Is—and What It Is Not

A property tax appeal is a formal request to review the assessed value of a property. It is not a request to lower taxes generally, and it does not pause all tax obligations.

An appeal:

• Challenges the assessed value, not the tax rate
• Must be filed within a specific timeframe
• Requires documentation or reasoning
• Does not guarantee a reduction

Appeals are most effective when there is a clear basis, such as factual errors or significant discrepancies compared to similar properties.

🏠 When an Appeal May Be Worth Considering

Not every assessment increase warrants an appeal. In many cases, increases reflect broader market trends rather than errors.

Situations where further review may be reasonable include:

• Large increases that seem inconsistent with nearby properties
• Incorrect property details on record
• Assessments that significantly exceed recent comparable sales

Understanding how assessments are calculated, as discussed in the previous article, is essential before deciding whether to proceed.

While exact deadlines vary by county, several timing points matter statewide:

🏠 Key Dates Georgia Homeowners Should Track

• Ownership and occupancy date for homestead exemptions (often January 1)
• Assessment notice mailing period
• Appeal filing window, typically measured in days after notice
• Tax bill issuance
• Tax payment deadline

Missing an appeal deadline usually means waiting until the next year, regardless of the situation. This is why awareness—rather than urgency—is so important.

🏠 How to Find Deadlines for Your County

Because counties manage their own calendars, the most reliable information comes directly from local sources.

Helpful search phrases include:

• [County Name] property tax appeal deadline
• [County Name] assessment notice appeal
• [County Name] tax bill due date

County tax assessor and tax commissioner websites typically publish calendars, notices, and appeal instructions. The Georgia Department of Revenue also provides general explanations of the appeal process at the state level.

🏠 Preparing Before You Act

Appeals are procedural. Understanding timelines, documentation requirements, and next steps before filing helps avoid unnecessary frustration. Even if you decide not to appeal, tracking key dates allows you to stay informed and prepared in future years.

This approach—understanding the process before reacting—often saves homeowners time and stress.

🏠 Wrapping Up the Series

Property taxes can feel opaque, but they are navigable with context and preparation. This series was designed to help you understand how Georgia’s property tax system works, how exemptions and assessments fit together, and how timing affects your options.

While official county and state resources remain essential, approaching them informed and prepared makes the process more manageable. As your situation changes, revisiting these topics can help you stay grounded and ready to move forward.