Clayton County, Georgia—like all counties in the state—is required by law to periodically reassess the fair market value (FMV) of all taxable real property within its jurisdiction. While this process is meant to ensure fair and uniform taxation, it can result in significant changes to your property tax bill. Here's what every property owner in Clayton County should understand about the reassessment process.
📌 Understanding Reassessments in Clayton County
🔍 Purpose of Reassessments
Reassessments are conducted to ensure that property values reflect current market conditions. This ensures a fair distribution of the tax burden based on updated property valuations. The Clayton County Tax Assessor’s Office is legally obligated to review property values annually and must maintain uniformity and fairness in accordance with Georgia law.
📅 Frequency
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Annual Review: All real property in Clayton County is reviewed each year by the Tax Assessor’s Office.
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Countywide Reassessment: A full revaluation of all properties typically occurs every three years, though reassessments of individual parcels may happen in between based on sales, permits, or changes to the property.
📬 Notification
Following a reassessment, you’ll receive an Annual Notice of Assessment in the mail—typically in mid-to-late April. This notice includes:
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The new Fair Market Value (FMV) of your property.
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The Assessed Value (which is 40% of the FMV in Georgia for most real estate).
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An estimated property tax bill based on the prior year’s millage rate (the actual tax bill may vary once final millage rates are adopted later in the year).
🏡 What to Expect as a Property Owner
🔺 Increased Property Values
If real estate values in your area have appreciated due to market demand, renovations, or local development, your FMV—and therefore your assessed value and tax bill—may increase.
🔻 Decreased or Stable Values
If the market has declined, or your property hasn’t changed in value, you may see little or no change—or possibly even a reduction—in your assessed value and taxes.
💵 Tax Bill Changes
Even if your property value stays the same, your tax bill may increase or decrease based on changes in:
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Millage rates set by:
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Clayton County Board of Commissioners
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Clayton County Board of Education
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Municipal governments or special tax districts
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Exemptions (homestead, senior, disability, etc.) that may affect your tax burden
📑 Importance of Reviewing Your Assessment Notice
When you receive your notice:
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Verify Property Details:
Ensure the listed size, structure, number of bedrooms/bathrooms, and other property features are correct. -
Compare Market Values:
Check recent comparable sales (comps) in your neighborhood to evaluate whether the FMV is reasonable. -
Consider the Impact:
Look at how the new value will affect your estimated tax bill.
📝 Your Right to Appeal
If you disagree with your property’s assessed value, Georgia law gives you 45 days from the date printed on your assessment notice to file an appeal with the Clayton County Board of Tax Assessors.
You can choose one of the following appeal methods:
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Board of Equalization (BOE):
A free hearing before a panel of local citizens. -
Hearing Officer:
Available only for non-homestead properties valued over $500,000. -
Arbitration:
Requires you to submit a certified appraisal. The county either accepts your value or proceeds to arbitration. -
Superior Court:
Available after the BOE or arbitration. This is a formal legal process.
⏳ Understanding the Timeline
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April to June: Assessment notices mailed; appeals period begins.
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Within 45 days: Deadline to file your appeal.
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Following months: Appeals are reviewed and scheduled for hearing (if needed).
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Later in the year: Final millage rates are adopted and tax bills are issued.
✔️ Strategies for Clayton County Property Owners
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Stay Informed: Track local real estate trends to anticipate changes in FMV.
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Review Promptly: Don’t wait until the last minute to review your assessment.
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Gather Evidence Early: If you intend to appeal, collect comps, photos, and any appraisals to support your case.
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Meet All Deadlines: Missing the 45-day deadline forfeits your right to appeal until the next year.
📚 Resources – Clayton County Reassessment & Appeal Information
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Clayton County Board of Tax Assessors
Property search, appeal forms, contact info -
Georgia Department of Revenue – Property Tax Guide
State-level info on assessments, appeals, and exemptions -
Appeal Form (PT-311A)
Required to file a property tax appeal in Georgia -
Georgia Real Estate Appraisers Board – Appraiser Lookup
Find licensed appraisers to assist with valuation disputes -
Clayton County Tax Commissioner
For information on actual tax bills, payment, exemptions
