Appealing your Fulton County property taxes can be a worthwhile endeavor if you believe your assessment is inaccurate. However, many property owners unknowingly weaken their cases by making avoidable mistakes. Here's how to steer clear of the most common pitfalls and improve your chances of a successful appeal:
1. Missing the 45-Day Deadline
The Mistake: Failing to file your appeal within 45 days of the date printed on your Notice of Assessment.
Why It Matters: Georgia law strictly enforces this deadline. If you miss it, your right to appeal for that year is forfeited.
How to Avoid: As soon as you receive your notice, mark the 45-day deadline on your calendar and begin preparing immediately.
2. Not Understanding the Legal Grounds for Appeal
The Mistake: Appealing just because your taxes seem high.
Why It Matters: In Georgia, valid grounds for appeal include:
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Overvaluation of your property
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Lack of uniformity compared to similar properties
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Taxability questions
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Denial of exemptions (e.g., homestead)
How to Avoid: Determine which of these applies to your situation and collect evidence that directly supports that basis.
3. Submitting Weak or Irrelevant Evidence
The Mistake: Using emotional arguments or vague complaints instead of objective proof.
Why It Matters: The Board of Assessors evaluates facts and data, not feelings.
How to Avoid: Provide:
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Recent comparable sales in your neighborhood
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Independent appraisals
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Photos and estimates for property damage
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Assessment ratios of similar homes (for uniformity appeals)
4. Using Poorly Chosen Comparables (“Comps”)
The Mistake: Selecting properties that are in different neighborhoods, or that differ significantly in size, condition, or age.
Why It Matters: Inaccurate comps can undermine your argument and make it easy for the county to reject your appeal.
How to Avoid: Use recent sales of truly similar properties in your immediate area. Use the Fulton County Tax Assessor’s online tools to research.
5. Failing to Document Property Issues
The Mistake: Claiming needed repairs or structural issues without showing evidence.
Why It Matters: The burden is on you to prove your property's condition affects its value.
How to Avoid: Include:
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Clear, dated photos
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Repair estimates
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Inspection reports
6. Misunderstanding the Assessment Process
The Mistake: Assuming the assessed value is supposed to equal full market value.
Why It Matters: Georgia assesses residential property at 40% of fair market value (O.C.G.A. § 48-5-7).
How to Avoid: Learn about the process on the Fulton County BOA website so you can align your arguments properly.
7. Communicating Emotionally or Unprofessionally
The Mistake: Getting angry or combative with BOA staff or hearing officers.
Why It Matters: Professionalism can affect how your appeal is received and processed.
How to Avoid: Keep communication clear, respectful, and fact-based.
8. Not Keeping Records of Your Appeal
The Mistake: Not saving copies of what you submitted or received.
Why It Matters: Documentation is essential if you need to follow up or escalate the appeal.
How to Avoid: Keep digital or physical records of:
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All submissions
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Emails and letters
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Hearing results or notices
9. Waiting Too Long to Prepare
The Mistake: Procrastinating and rushing to file at the last minute.
Why It Matters: Hastily filed appeals often lack the evidence needed for success.
How to Avoid: Begin gathering comps, photos, and documents as soon as your Notice of Assessment arrives.
10. Not Seeking Professional Help When Needed
The Mistake: Assuming you must handle everything yourself, even in complex cases.
Why It Matters: Property tax consultants and attorneys know how to navigate Fulton County’s appeal system and can save you more than they cost.
How to Avoid: If your case involves high value, commercial property, or legal complexity, strongly consider hiring a professional.
Final Thought
Appealing your property taxes in Fulton County doesn’t have to be overwhelming. Avoiding these common mistakes — and being well-informed — can help ensure your property is assessed fairly and accurately.
