When appealing your property tax assessment in Gwinnett County, Georgia, one of the most effective tools you can use is comparable sales data. By showing that similar properties sold for less than your assessed value, you build a strong case for a reduction in your property’s Fair Market Value (FMV).
This guide explains how to identify, evaluate, and present sales comps effectively for your appeal.
🧠 1. Understand What Makes a Good "Comp"
Not all property sales are created equal—strong comps share key characteristics with your home.
✅ Key Criteria:
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📍 Location: Most critical. Ideal comps are within the same subdivision or street, and at least within the same neighborhood in Gwinnett County.
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🏠 Property Type: Compare similar structures—single-family homes to single-family, townhomes to townhomes, etc.
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📏 Size and Features: Look for properties within ±10–15% of your square footage, similar bed/bath count, lot size, and major features (garage, basement, pool).
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🔧 Condition: Match the condition of your home. Take note of upgrades or deferred maintenance that impact value.
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📆 Sale Date: Ideally, sales should occur within the 6–12 months prior to January 1st of the tax year under appeal.
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🤝 Arms-Length Transactions: These are sales between unrelated, independent parties. Avoid using foreclosures, family sales, or distressed sales, as they are often not valid for appeals.
🌐 2. Where to Find Comparable Sales Data in Gwinnett County
🔍 Gwinnett County Tax Assessor's Website
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Use the Property GIS Search to locate recent sales and valuation info.
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This site is an official and reliable source for appeal support.
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🔗 https://gwinnettassessor.manatron.com/IWantTo/PropertyGISSearch.aspx
🏡 Online Real Estate Websites
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Use tools like Zillow, Redfin, Realtor.com, and Trulia.
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Set filters for property type, location, size, and date sold.
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⚠️ Always cross-check sales data with county records when possible.
🧑💼 Local Real Estate Agents
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Agents have access to the MLS, which is the most comprehensive real estate database.
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A cooperative agent may provide a CMA (Comparative Market Analysis) for your appeal.
📊 Property Tax Consultants
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These professionals specialize in gathering and adjusting comps.
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Especially helpful for higher-value properties or commercial properties.
✍️ 3. How to Effectively Use Comparable Sales in Your Appeal
🗂 Create a Comp Summary Table:
Include:
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Address
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Sale date and price
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Square footage
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Lot size
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Beds/baths
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Special features (garage, pool, etc.)
🔄 Explain Similarities and Differences:
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Clearly state why each property is comparable to yours.
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Note value-affecting differences (e.g., your home lacks a finished basement or has an older roof).
📎 Provide Documentation:
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Include sales history screenshots or PDF printouts from county records or real estate platforms.
📉 Present a Supported Value:
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Your comps may show a range of prices.
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Suggest a realistic FMV for your home that falls within (or just below) that range.
🕐 Focus on the January 1st Valuation Date:
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All assessments are based on value as of January 1st of the tax year.
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Sales closest to that date carry the most weight.
📌 Key Considerations for Gwinnett County Appeals
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Neighborhood Differences Matter: Property values can vary drastically even within subdivisions—be precise with your comp selection.
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Appeal Deadline: You typically have 45 days from the date on your Annual Notice of Assessment to file your appeal.
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Know the Process:
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Phase 1: Review by the Board of Tax Assessors
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Phase 2: Possible hearing with the Board of Equalization
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Evidence (including comps) must be submitted at least 7 days before a BOE hearing
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📚 Resources for Property Tax Appeals & Comparable Sales in Gwinnett County
🏢 Gwinnett County Tax Assessor’s Office
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Property GIS & Sales Search:
https://gwinnettassessor.manatron.com/IWantTo/PropertyGISSearch.aspx -
Appeals Process Overview:
https://www.gwinnettcounty.com/web/gwinnett/departments/financialservices/taxassessorsoffice/appeals
🧾 Gwinnett County Tax Commissioner
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Tax bills, payment information, and general property tax FAQs:
https://www.gwinnetttaxcommissioner.com
⚖️ Board of Equalization (Clerk of Court)
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Hearing procedures and contact information:
https://www.gwinnettcourts.com/board-of-equalization
📩 BOE Evidence Submission
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Submit your comparable sales and supporting documents at least 7 days before your hearing:
📧 BOEEvidence@gwinnettcounty.com
📜 Georgia Department of Revenue
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Overview of statewide appeal rights and valuation standards:
https://dor.georgia.gov/property-tax
