Georgia Property Tax Appeals: 45-Day Rule & Homestead
Researched from official Georgia sources · Updated October 2026
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How Georgia Property Tax Appeals Work
Georgia counties send each owner an assessment notice, and you appeal from that notice. You have 45 days from the date the notice was mailed. You file a written appeal first with the county Board of Tax Assessors, using the state's uniform appeal form. The appeal can be based on taxability, value, uniformity, or the denial of an exemption. Georgia DOR, Real and Personal Property FAQ
The 45 days count from the mailing date, not the day you open the envelope. Photograph the notice and note the date when it arrives.
Choose Your Route in the First Appeal
In that first written appeal you must say which of three options you want:
- County Board of Equalization
- Hearing officer
- Arbitrator
You pick one. If you are not satisfied with the outcome, review in Superior Court is the next step. The Department of Revenue notes it cannot override the board of assessors, board of equalization, hearing officer, arbitrator or Superior Court on an individual assessment. Georgia DOR, Real and Personal Property FAQ
If your county's board of assessors has adopted a written policy consenting to electronic service, you may email the appeal. Otherwise follow the delivery instructions on your notice. The state's Course VII appeals procedure manual describes each route in detail.
How Georgia Calculates the Tax
Assessed value is 40% of fair market value. The state's standard formula is (assessed value minus the $2,000 homestead exemption) times the millage rate. Georgia DOR, FAQ
Homestead Exemption and the 2026 Relief Grant
The state's standard homestead exemption is $2,000 off assessed value. You must have owned the home on January 1, and you can apply any time during the prior year up to the April 1 filing deadline. Georgia DOR also says owners can now apply beyond April 1, up to the end of their 45-day window to appeal the notice of assessment. Georgia DOR, Homestead Exemptions
The 2026 Property Tax Relief Grant (HB 439, signed May 12, 2026, with $950 million appropriated) reduces the assessed value of Georgia homesteads by $18,000. It only applies to homesteads filed before the April 1 deadline, so if you bought or moved recently, check with your county that your homestead is on file. Georgia DOR, 2026 Property Tax Relief Grant
Other exemptions exist for older homeowners and disabled veterans, many with local variations and income limits. Ask your county tax commissioner or assessor for the ones that apply to you.
Where the Windows Stand Now
Georgia's 45-day window opens when your county mails its notice. If you already received a 2026 notice, count 45 days from its mailing date. The deadlines table tracks the windows we have confirmed.
What Evidence Works
- Recent sales of comparable homes, adjusted for size, age and condition.
- Photos and repair estimates for condition problems.
- Errors on your property record, such as wrong square footage or features that do not exist.
- Appraisal records for similar nearby homes, if they are lower.
Where Grove Hopper Fits
Grove Hopper is a research tool. We look at your property, flag whether it looks over-assessed and prepare your appeal documents. You review, sign and file them yourself with your county. We are not attorneys, accountants or a tax firm. The free check is at the top of this page.
Pick your county below for its assessor, forms and next date.
Georgia property tax FAQs
What is the deadline to appeal a Georgia property assessment?
You have 45 days from the date the assessment notice was mailed. File a written appeal first with the county Board of Tax Assessors. The 45 days run from the mailing date printed on the notice, so check it the day it arrives.
What can I appeal in Georgia?
The Department of Revenue says an appeal can be based on taxability, value, uniformity, or the denial of an exemption. Georgia provides a uniform appeal form.
How do I choose between a Board of Equalization, a hearing officer and an arbitrator?
You pick one of the three options in your first written appeal. The Board of Equalization is the county panel. A hearing officer and an arbitrator are the other two routes. Superior court review follows the decision. Your county's notice and the Department of Revenue's appeals manual explain how each works.
How much is the Georgia homestead exemption and when do I apply?
The state's standard homestead exemption is $2,000, applied to assessed value, and you apply between January 1 and April 1 for the current year. An application filed after April 1 applies to the following tax year. Assessed value is 40% of fair market value.
What is the 2026 Property Tax Relief Grant?
A one-time grant created by HB 439, signed May 12, 2026, that reduces the assessed value of Georgia homesteads by $18,000. It only applies to homesteads filed before the April 1 deadline.
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All 9 Georgia county guides
Grove Hopper is a research tool with reminders and document preparation. We prepare your appeal documents and you review, sign, and file them yourself. We never file or represent anyone, and we are not attorneys, accountants, or a tax firm. Dates and rules here come from the official pages linked above and can change; check your notice and your county's site before you file.
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