A sudden spike in your Clayton County property tax assessment can be surprising—and financially stressful. Fortunately, Georgia law gives you the right to challenge your assessment if you believe it is incorrect. This guide will help you understand why the increase may have occurred and walk you through the steps to dispute it properly under Clayton County's procedures.
1. Understand the Reason for the Increase
Check Your Annual Notice of Assessment:
Sent by the Clayton County Board of Assessors, this notice includes your property's new Fair Market Value (FMV) as of January 1 of the tax year. While it may not include a detailed explanation, the change may result from:
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Market Appreciation: Recent comparable sales in your neighborhood may have driven up values.
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Physical Changes: Renovations, additions, or other improvements can increase your home’s assessed value.
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Correction of Errors: If the assessor previously undervalued or mischaracterized your property (e.g., incorrect square footage), this could trigger a correction.
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Countywide Reassessment: Clayton County periodically updates assessments to ensure current market values are reflected.
2. Review Your Property Record for Accuracy
Visit: https://www.claytoncountyga.gov/government/tax-assessor
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Use the online property search tool to locate your parcel.
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Review key data points like:
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Total square footage
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Bedroom and bathroom count
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Presence of a basement, garage, or other features
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Lot size and year built
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Flag any errors, as these can justify a lower valuation.
3. Gather Strong Evidence to Support Your Appeal
Your goal is to show that the county’s assessed FMV is higher than your property's actual value as of January 1 of the tax year. The strongest evidence includes:
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Recent Comparable Sales
Find 3–5 recently sold homes in your Clayton County neighborhood with similar characteristics. Ideal sales dates: within 6–12 months prior to January 1. -
Certified Appraisal
A third-party appraisal (preferably dated near January 1) can carry significant weight. -
Property Condition Documentation
Include:-
Dated photographs of damage or disrepair
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Inspection reports
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Contractor repair estimates
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Evidence of Incorrect Assessor Data
Show discrepancies in square footage, room count, or features. -
Proof of No Improvements
If the county mistakenly raised your value due to assumed improvements, provide evidence (e.g., no permits filed).
4. File Your Appeal Within 45 Days
📅 Deadline: You have 45 days from the date printed on your Annual Notice of Assessment to file your appeal.
How to File:
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Online: Visit the Clayton County Tax Assessor’s website (check for appeal portal availability).
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By Mail: Use the PT-311A appeal form, available on the assessor’s website. Mail to the address listed on your notice.
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✅ Use certified mail for proof of submission.
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In Person: You may file your appeal at the Tax Assessor’s Office during business hours.
5. Select Your Appeal Method
On the appeal form, you must select one of the following options:
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Board of Equalization (BOE):
A 3-member panel of trained Clayton County residents hears your case. This is the most common path. -
Arbitration:
Both sides submit appraisals, and a neutral appraiser (arbitrator) makes a decision. Typically used in valuation disputes. -
Hearing Officer:
Available for non-homestead properties valued over $500,000. A state-certified appraiser reviews the case.
6. Prepare for the Hearing (If Applicable)
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Organize your evidence clearly.
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Focus on why the county’s value exceeds your property's market value.
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Keep your explanation factual, concise, and respectful.
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You may attend in person or submit documentation ahead of time, depending on your selected method.
7. Know the Appeal Process
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Initial Review:
The Clayton County Board of Assessors will review your appeal and may offer a revised value. -
Hearing:
If no agreement is reached, your appeal will proceed to your chosen hearing method (BOE, Arbitration, or Hearing Officer). -
Post-Hearing Options:
If you're unsatisfied with the outcome, you can appeal further to the Clayton County Superior Court within 30 days of the decision.
Key Takeaways
✅ Act Quickly: The 45-day appeal window is firm. Late appeals are usually not accepted.
✅ Build a Strong Case: Comparable sales, photos, and appraisals are your best tools.
✅ Focus on January 1 Value: Base your argument on what the property was worth on January 1 of the tax year.
✅ Stay Professional: Maintain a courteous, fact-based tone during communications and hearings.
📚 Resources for Clayton County Property Tax Appeals
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Clayton County Board of Assessors
Phone: (770) 477-3285
Services: Assessment data, appeal forms, homestead exemptions -
Clayton County Tax Commissioner
Phone: (770) 477-3331
Services: Tax bill payment, delinquency inquiries -
Georgia Department of Revenue – Property Tax Division
Statewide rules, appeal rights, and exemption information
