Forsyth County GA Property Tax Appeal: Deadline & Exemptions

Forsyth County property owners appeal an assessment by filing a written appeal — using the state's PT-311A Appeal of Assessment Form or the county's online appeal tool — with the Forsyth County Board of Assessors, no later than 45 days from the mailing date printed on your Annual Notice of Assessment (O.C.G.A. § 48-5-311). Appeals go first to the Forsyth County Board of Equalization (or, in limited cases, to arbitration or a hearing officer), with a further right of appeal to Forsyth County Superior Court. File online at forsythco.com/assessment-notice, by mail, or in person at the Board of Assessors' office at 426 Canton Hwy, Cumming, GA 30040 — the county no longer accepts appeals by email or fax.

How assessments work in Forsyth County

The Forsyth County Board of Assessors is a separate, independent board (not part of the Board of Commissioners) that values every parcel in the county each year in accordance with Georgia law and Georgia Department of Revenue rules. Under Georgia law, real property is valued at 100% of fair market value as of January 1, but taxed on 40% of that value. The Board's appraisal staff uses a mass-appraisal process — analyzing verified sales from the prior year across neighborhoods and property types — rather than an individual walkthrough appraisal of your specific home. Annual Notices of Assessment for real property are typically mailed near the end of May or in June (2026 notices went out June 26, 2026); personal property notices go out by July 1. Each notice states your new fair market value, any homestead exemption applied, and the exact last day to appeal — that date, not a fixed calendar date, controls your deadline.

Whether you should appeal

An appeal is worth filing when you believe the county's fair market value is higher than what your property would actually sell for, or when comparable homes near you are assessed for less per square foot. Useful evidence includes a recent independent appraisal, your actual purchase price and closing statement if you bought recently, contractor estimates or invoices documenting the true cost or condition of recent work, and a list of comparable sales pulled from the county's own online property records (qPublic) for similar homes in your neighborhood. Georgia law places the burden on the Board of Tax Assessors to support its valuation once you've filed a timely, specific appeal, so a clear, documented case for your own fair market value carries real weight. An appeal challenges the assessed value (or, for some property, uniformity or taxability) — it does not directly change your millage rate or your exemptions, though the notice will separately flag if no homestead exemption is on file.

Step-by-step how to file

1. Find your deadline. Locate the mailing date on your Annual Notice of Assessment (available online by searching your name, address, or parcel number at forsythco.com/assessment-notice) and count 45 days from that date — that is your hard deadline, whether it lands in June, July, or August.
2. Choose how to file. You can file directly online through the assessment-notice portal (search your property, then use the "Appeal to Board of Assessors" option), by mailing a completed PT-311A or written appeal to the Board of Assessors at 426 Canton Hwy, Cumming, GA 30040 (certified mail recommended; the county requires the envelope be postmarked by a U.S. Mail postage meter on or before the deadline), or by filing in person at that same address. Personal property appeals cannot be filed online.
3. State your grounds and pick an appeal path. In your written appeal, state the value you believe is correct and why, and indicate which appeal route you want: the county Board of Equalization (the standard option, with further appeal rights to Superior Court), binding arbitration (valuation-only, fees may apply), or — for qualifying non-homestead real property or higher-value personal property — a state hearing officer. Attach your supporting evidence (comparable sales, a recent appraisal, purchase documents, or income/expense data for rental property).
4. Attend your hearing. If your appeal goes to the Board of Equalization, you'll be notified of a hearing date; come prepared to walk through your evidence, since the county appraiser will present the basis for the assessed value.
5. Appeal further if needed. If you disagree with the Board of Equalization's decision, Georgia law allows a further appeal to Forsyth County Superior Court within the timeframe stated in the BOE's written decision.

What happens after

After you file, the Board of Assessors reviews your appeal and may resolve it informally by revising the value before a hearing is ever scheduled. If it isn't resolved that way, your case moves to whichever appeal body you selected. A Board of Equalization hearing gives both you and the county appraisal staff a chance to present evidence; the board can sustain, lower, or raise the assessed value. You'll receive written notice of the outcome, along with your further appeal rights and deadline to escalate to Superior Court if you still disagree. Your property tax bill is calculated and mailed on the normal schedule regardless of a pending appeal, so track both processes separately.

Exemptions and local tips

Forsyth County offers a standard Regular (S1) Homestead Exemption worth $8,000 off your assessed value for County Maintenance & Operations and Fire Operations taxes, plus a separate $2,000 state-mandated exemption applied to the school and state portions of your bill. A Floating (L7) exemption is bundled in automatically, freezing your net assessed value for County M&O and Fire Operations at your "base year" (the year you first qualify). Beyond the regular exemption, Forsyth offers: L1, a full exemption from school taxes for homeowners 65 or older; S3/L3, income-based school-tax exemptions for homeowners 62+ (up to full exemption on your home and 3 acres if gross household income is $16,000 or less); S4/L4, a double ($16,000) homestead exemption for those 65+ with combined household income under $40,000; S6/L6 disability exemptions worth $16,000 (and potentially a full school exemption) for qualifying disabled residents, regardless of age, with income limits; and S5/L5, a substantial exemption for 100% service-connected disabled veterans (and their unremarried surviving spouse) worth $164,526 on County M&O/Fire and $126,526 on school, bond, and state portions. You generally must own and occupy the home as your primary residence as of January 1 and apply by April 1, or during your 45-day appeal window, to get the exemption applied for that tax year; income-based exemptions require additional documentation. Apply online, by mail, or in person at the Board of Assessors (426 Canton Hwy) or either Tax Commissioner location — online filing for regular and 65+ homestead exemptions is only open November through April 1 each year.

When are property taxes due?

Forsyth County property tax bills are typically mailed in late August or September, with payment due November 15. Bills not paid by that date begin accruing monthly interest at the rate set by Georgia law, plus a 5% penalty every 120 days (up to a 20% maximum), and at 90 days delinquent the county adds a Fi.Fa. (tax lien) fee of $22.50 or $32.50 depending on the bill amount. Forsyth's combined millage rate — the figure applied to your 40%-of-value assessment — was 24.522 mills for unincorporated Forsyth County under 2025's adopted rates (7.896 combined county mills covering M&O, Fire Operations, and County Bond, plus 16.626 combined school mills); 2026 rates had not yet been adopted as of this writing and are set later each summer after public hearings.

Contacts

• Forsyth County Board of Assessors: 426 Canton Hwy, Cumming, GA 30040 · (770) 781-2106 · BOA@forsythco.com
• Forsyth County Board of Equalization: Appeals under the BOE process are administered through the county court system — your hearing notice will list the specific contact and location; confirm details there or through the Board of Assessors.
• Forsyth County Tax Commissioner (bills & payments): 1092 Tribble Gap Rd, Cumming, GA 30040 (also Sharon Springs office: 1950 Sharon Rd, Cumming, GA 30041) · (770) 781-2110
• Property records / parcel lookup: qPublic.net (Forsyth County, GA)