Yes — you can appeal your property taxes in Gwinnett County, Georgia every year if you disagree with the assessed value shown in your Annual Notice of Assessment. However, the process and implications of multiple appeals differ depending on circumstances. Here's what you need to know:
Annual Right to Appeal
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Each Year Stands Alone:
You have the right to appeal the assessed value each tax year, within 45 days of the date on your Annual Notice of Assessment. Whether you appealed last year or not — successfully or unsuccessfully — you can file again in the current year if you disagree with the new valuation.
The Appeal Process – Options and Levels
When filing your appeal, you must choose one of the following paths:
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Appeal to the County Board of Tax Assessors:
The Assessor's Office will review your case and may adjust your property’s value or uphold their original assessment. If you're unsatisfied with their decision, you can continue to the Board of Equalization (BOE). -
Appeal to the Board of Equalization (BOE):
A hearing is conducted by a panel of Gwinnett County citizens. Both you and the county can present evidence. The BOE issues a decision, which either party can appeal further to Superior Court. -
Appeal to a Hearing Officer:
Available for non-homestead real property valued at $500,000 or more, based on value or uniformity. The officer is a certified appraiser, and their decision can be appealed to Superior Court. -
Non-Binding Arbitration:
This method applies only to disputes over value (not uniformity). A third-party arbitrator gives a non-binding decision. If either party disagrees, the case can move to Superior Court.
Subsequent Year Appeals
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No Automatic Freeze:
In Georgia (including Gwinnett County), a successful appeal does not freeze your value for future years. Assessors must revalue all properties annually based on the fair market value as of January 1st of each tax year. -
New Year, New Evidence:
Even if you appeal every year, each appeal is treated independently. You must provide new, relevant evidence for the current year — such as sales data from the 6–12 months prior to January 1st of that year. -
Same Argument, Same Outcome?
If your property's condition, the market, and your evidence haven't changed since your last appeal, a repeated appeal may yield the same decision. However, if there are new comparable sales, market shifts, or changes to your property, a new appeal may be successful.
Important Considerations
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Focus on January 1st Value:
Your appeal should address the fair market value as of January 1st of the tax year you're appealing. -
New Circumstances Matter:
Significant changes to your property (such as storm damage, renovations, or declining neighborhood conditions) can affect your appeal. Document these changes. -
Evidence Is Crucial:
Strong, well-documented evidence is essential. Include:-
Recent comparable sales
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Appraisals
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Photos showing physical condition
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Repair estimates if applicable
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Summary
Yes, you can appeal your Gwinnett County property taxes every year — but each year's appeal is a separate process. Even if you've appealed before, you must present current, year-specific evidence. Past appeal results do not determine the outcome of future appeals.
Resources
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Gwinnett County Board of Tax Assessors
For assessment values, property records, and submitting appeals online. -
Gwinnett County Tax Commissioner
For billing, payment deadlines, and tax payment info. -
Georgia Department of Revenue – Property Tax Appeals
Explanation of appeal options, timelines, and state laws. -
PT-311A Appeal Form
Official form for filing a property tax assessment appeal in Georgia.
