It's natural to wonder if your DeKalb County, Georgia, property tax assessment accurately reflects its market value. Over-assessment can lead to unnecessarily high tax bills, so it's important to scrutinize your assessment. Here's how to identify possible errors that might mean your property is over-assessed:
Square Footage: Review the assessed square footage of your home and compare it to building plans, surveys, or a recent appraisal. Even small differences can significantly affect value.
Number of Bedrooms and Bathrooms: Make sure the number listed matches your property. Mistakes here can skew comparisons with other homes.
Lot Size: Confirm the lot size is accurate. Lot size errors have a notable impact on value, especially in suburban neighborhoods.
Features and Amenities: Does the assessment include features your home lacks—or omit ones it has? Common issues include missing data about garages, pools, fireplaces, or central HVAC systems.
Property Type or Usage: Ensure the property is correctly identified (residential, commercial, etc.). Misclassification can lead to improper valuation methods.
Condition and Age: The condition or age of the home may be outdated in county records. Significant renovations or deferred maintenance can change value substantially.
How to Check:
Review your Annual Notice of Assessment from the county.
Use the DeKalb County Tax Assessor's website to verify property details.
Compare with documents like your appraisal, building permits, or real estate listings.
The DeKalb County Assessor primarily uses the sales comparison approach for valuing residential properties. Problems arise when inappropriate comps are used:
Location Differences: Comparables should come from your neighborhood or subdivision.
Feature Differences: Comps should have similar square footage, layout, and amenities.
Outdated Sales: Comps should ideally be from within the last 6–12 months of the January 1st assessment date.
Distressed or Non-Arm’s-Length Sales: Foreclosures, short sales, or family transfers don’t reflect fair market value and shouldn't be used.
How to Check:
Research recent sales using Zillow, Redfin, or Realtor.com.
Compare per-square-foot values and sale prices to your own assessment.
Be aware of neighborhood price trends—are prices going up or down?
Different valuation methods apply depending on the property type:
Market Approach: Most common for residential properties.
Cost Approach: Based on replacement cost minus depreciation. Errors often arise from incorrect depreciation estimates.
Income Approach: Used for rental properties. Mistakes here involve inaccurate rental rates, expenses, or vacancy rates.
How to Check:
Review the Real Estate Appraisal Process on the DeKalb County Property Appraisal website.
Consult a professional appraiser if you suspect a flawed valuation method was used.
If similar properties in your area are assessed lower than yours, it may be a case of unequal appraisal—a valid basis for appeal under Georgia law.
How to Check:
Use the DeKalb County Tax Assessor's online search to compare your home to others nearby.
Focus on per-square-foot values and amenities.
Look for patterns among homes in your subdivision or street.
Gather Evidence: Sales records, property records, appraisals, and photographs.
Contact the DeKalb County Property Appraisal Department: You may be able to resolve errors informally.
File an Appeal: If needed, file a formal appeal within 45 days of the date on your Annual Notice of Assessment.
You can file appeals through the county’s online appeal portal or by submitting a written appeal to the Board of Assessors. Appeals can be heard by a hearing officer, a Board of Equalization, or an arbitrator, depending on the case.
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