Is your Gwinnett County property assessment higher than you expect? You're not alone. Many homeowners question whether their property value, as determined by the Gwinnett County Board of Tax Assessors, accurately reflects the current market. Understanding the factors that contribute to your assessment and knowing how to identify a potential over-assessment is the first step in ensuring you're not paying more in property taxes than you should. Let's explore some key indicators that might suggest your Gwinnett County property could be over-assessed.

1. Understand Your Assessment Notice:

• Fair Market Value (FMV): The county's estimate of what your property would sell for. This is the key number to scrutinize.

• Assessed Value: For residential properties in Georgia, this is generally 40% of the FMV.

• Compare to Last Year: Note any significant increases in FMV from the previous year. Large jumps warrant investigation.

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2. Research Comparable Sales (Comps):

• Recent Sales: Look at sale prices of similar properties in your neighborhood that sold within the last 6-12 months prior to January 1st of the tax year (the valuation date).

• Key Similarities: Focus on properties with similar size, age, style, number of bedrooms/bathrooms, location, condition, and features (garage, basement, pool, etc.).

• Online Resources: Websites like Zillow, Redfin, and Realtor.com can provide sales data, but always verify with official county records if possible. The Gwinnett County Tax Assessor's website may also have sales information.

• Calculate Price Per Square Foot: Compare the price per square foot of your property's assessment to recent sales. Significant discrepancies can indicate over-assessment.

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3. Review Your Property Details for Errors:

• Property Tax Card: Request or view your property tax card online through the Gwinnett County Tax Assessor's website. Check for inaccuracies in square footage, number of rooms/bathrooms, lot size, features, age, and construction type.

• Physical Inspection: Walk your property, if safe, and compare it to the tax card details.

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4. Consider Your Property's Condition:

• Physical Deterioration: Document deferred maintenance, structural issues, or poor condition that may lower market value with photos and repair estimates.

• Lack of Updates: If your home hasn’t been updated while neighbors’ homes have, this may affect value.

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5. Look for Unequal Assessment (Lack of Uniformity):

• Compare your assessed value to similar properties. If yours is significantly higher despite similarities, this may indicate unfair assessment.

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6. Recent Purchase Price:

• If you purchased your property recently (close to January 1st) in an arm’s length transaction, your purchase price is strong evidence of market value. A much higher assessment may suggest over-assessment.

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7. External Factors:

• Consider neighborhood changes (e.g., increased traffic, commercial development) that may negatively affect your property value.

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How to Spot Potential Errors – Key Questions to Ask:

• Does the county's estimated FMV seem reasonable based on recent sales?

• Are the physical characteristics of my property accurately reflected?

• Is my property assessed higher than comparable properties?

• Does my property’s condition justify the assessed value?

• If recently purchased, is the assessed value close to my purchase price?

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If you identify potential errors or believe your property is over-assessed based on these checks, you have grounds to file a property tax appeal within the 45-day deadline from the date on your Annual Notice of Assessment.

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Resources

• Gwinnett County Tax Assessor’s Office
  https://www.gwinnettcounty.com/web/gwinnett/departments/financialservices/taxassessorsoffice
  Access property tax cards, assessment details, and file appeals.

• Georgia Department of Revenue – Property Tax
  https://dor.georgia.gov/property-tax
  General information on property tax in Georgia.

• Georgia Property Tax Appeal Form (PT-311A)
  https://dor.georgia.gov/documents/pt-311a-appeal-property-tax-assessment
  Official appeal form if filing by mail.

• Online Real Estate Data

  • Zillow: https://www.zillow.com/

  • Redfin: https://www.redfin.com/

  • Realtor.com: https://www.realtor.com/
    Use with caution and verify with official data.