--- title: Can You Appeal Your Property Taxes Multiple Times in DeKalb County? description: You generally cannot appeal your property taxes multiple times in DeKalb County for the same tax year. image: https://www.fair-assessments.com/hubfs/AI-Generated%20Media/Images/property%20taxes-1.jpeg --- [![Fair Assessments LLC logo](https://www.fair-assessments.com/hs-fs/hub/163576/file-2350210184.png?width=225&height=74&name=file-2350210184.png "Fair Assessments LLC logo")](https://www.fair-assessments.com/) # Can You Appeal Your Property Taxes Multiple Times in DeKalb County? Posted by [Daniel Jones](https://www.fair-assessments.com/blog/author/daniel-jones) on Apr 11, 2025 1:30:00 PM - [Tweet](https://twitter.com/share) In **DeKalb County, Georgia**, you generally **cannot appeal your property taxes multiple times** for the **same tax year**. The appeal system is structured to allow **a single, sequential process** each year. Once you go through all available appeal stages and receive a final decision, that decision is binding for that particular tax year. ![property taxes-1](https://www.fair-assessments.com/hs-fs/hubfs/AI-Generated%20Media/Images/property%20taxes-1.jpeg?width=500&height=500&name=property%20taxes-1.jpeg) Here’s how the process works—and why multiple appeals for the same year aren’t typically permitted. --- ## The Standard Property Tax Appeal Process in DeKalb County 1. **Initial Appeal to the Board of Tax Assessors (BOA)** After receiving your **Annual Notice of Assessment** (typically mailed in May or June), you have **45 days** to file an appeal. This is your formal disagreement with the county’s opinion of your property’s **fair market value**. 2. **BOA Review and Decision (a.k.a. "30-Day Letter")** The BOA reviews your appeal and may either: - Agree and adjust the value, or - Uphold the original value. They will issue a decision in writing. If you disagree, you may escalate the appeal. 3. **Further Appeal Options** (You must choose **one** of the following within a set timeframe): - **Board of Equalization (BOE)** A hearing is scheduled with a panel of **three trained DeKalb County property owners**. It is free and open to all property types. - **Hearing Officer** Used for **non-residential property** or **residential property valued at $500,000 or more**. A certified appraiser will hear your case. - **Non-Binding Arbitration** A neutral appraiser reviews your evidence and issues a non-binding decision. You bear the cost of your own appraisal. - **Superior Court Appeal** If you disagree with the BOE, hearing officer, or arbitration decision, you (or the BOA) may appeal to **DeKalb County Superior Court** within **30 days** of the final determination. --- ## Why Multiple Appeals for the Same Year Aren’t Allowed - **Step-by-Step Structure** The appeal system is intentionally **sequential**. Once you choose a path—BOE, hearing officer, or arbitration—you cannot go back and choose another for the same tax year. - **Final Determinations** Each tax year’s assessment must be finalized. Allowing multiple or repetitive appeals would hinder the county’s ability to set tax bills in a timely and orderly manner. - **Strict Deadlines** Each stage of appeal has a **hard deadline**. Missing one (e.g., failing to appeal within 45 days of your assessment notice) means you lose the right to appeal for that year. --- ## What You **Can** Do - **Appeal Every Year** You can file a new appeal **each year** when you receive your Annual Notice of Assessment. Every tax year is considered **independently**, so your appeal rights reset annually. - **Submit New Evidence** If circumstances change or you gather stronger comparables, appraisals, or photos, you can present new evidence with next year’s appeal. - **File a Property Tax Return** Before April 1st each year, you may submit a **Property Tax Return** to suggest a different value for your property. The Board of Assessors may or may not accept your value, but it establishes a record and may influence the annual assessment. --- ## Bottom Line In **DeKalb County, Georgia**, you get **one opportunity** per year to go through the structured appeal process. You cannot re-open or re-file appeals for the same tax year once your chosen appeal path is completed or closed. However, you're fully entitled to file **new appeals annually** if you continue to disagree with your property valuation. --- ## Resources - [**DeKalb County Property Appraisal Department – Appeals Info**](https://www.dekalbcountyga.gov/property-appraisal/appeal-process) - [**DeKalb County Tax Commissioner’s Office – General Info**](https://dekalbtax.org) - [**Georgia Department of Revenue – Property Tax Guide**](https://dor.georgia.gov/local-government-services/filing-property-tax-georgia) - [**Georgia Code – Property Tax Appeals (O.C.G.A. § 48-5-311)**](https://law.justia.com/codes/georgia/title-48/chapter-5/article-5/part-2/section-48-5-311/) - [**DeKalb County Superior Court**](https://www.dekalbsuperiorcourt.com) ![property tax appeals](https://www.fair-assessments.com/hs-fs/hubfs/2019/icons/blog-sidebar-icon-165x60.png?width=165&name=blog-sidebar-icon-165x60.png "property tax appeals") ### Subscribe to our *A Fair Shake* Blog: [![How Tax Assessors Use Sales to Value Property](https://no-cache.hubspot.com/cta/default/163576/e3546063-41de-49e2-8e46-03a715d129ea.png)](https://cta-redirect.hubspot.com/cta/redirect/163576/e3546063-41de-49e2-8e46-03a715d129ea) [![HOW TAX ASSESSORS USE THE COST APPROACH TO VALUE PROPERTY](https://no-cache.hubspot.com/cta/default/163576/5e017dc4-73d8-4438-a603-74dbb79dada5.png)](https://cta-redirect.hubspot.com/cta/redirect/163576/5e017dc4-73d8-4438-a603-74dbb79dada5) [![New call-to-action](https://no-cache.hubspot.com/cta/default/163576/8252852a-491e-4c1f-9f38-1f129a228e30.png)](https://cta-redirect.hubspot.com/cta/redirect/163576/8252852a-491e-4c1f-9f38-1f129a228e30)  [![linkedin](https://www.fair-assessments.com/hs-fs/hubfs/linkedin.png?width=30&name=linkedin.png)](https://www.linkedin.com/company/fair-assessments-llc/)[![facebook](https://www.fair-assessments.com/hs-fs/hubfs/facebook.png?width=30&name=facebook.png)](https://www.facebook.com/FairAssessments/)  ** Phone: (404) 618-0355** © 2026 Fair Assessments, LLC. 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