Appealing your DeKalb County, Georgia property taxes can be a strategic way to ensure fair assessment. Here are critical errors to avoid to strengthen your appeal:
1. Missing Crucial Deadlines
The Pitfall:
Failing to file your initial appeal with the DeKalb County Board of Tax Assessors within the 45-day window from the date on your Notice of Assessment (typically mailed in late May or early June). Also, missing the 30-day deadline to appeal the Board of Equalization's (BOE) decision to Superior Court.
Why It Hurts:
Missing these deadlines terminates your appeal rights, regardless of the strength of your case.
The Fix:
Mark these dates carefully on your calendar. For the 2025 tax year, expect the Notice of Assessment around late May or early June. Calculate your 45-day appeal window based on the exact mailing date.
2. Appealing Without Valid Grounds
The Pitfall:
Filing an appeal just because your taxes feel too high, without citing one of the legal grounds allowed under Georgia law.
Why It Hurts:
DeKalb County only accepts appeals based on:
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Overvaluation (fair market value is too high)
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Lack of Uniformity (similar properties are assessed lower)
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Taxability
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Denial of exemptions
The Fix:
Identify and cite the specific legal basis for your appeal, and tailor your evidence to support it.
3. Submitting Weak or Irrelevant Evidence
The Pitfall:
Using emotional reasoning or unsupported complaints instead of concrete, relevant evidence.
Why It Hurts:
The County evaluates appeals based solely on objective evidence.
The Fix:
Use:
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Recent comparable sales (late 2024–early 2025) in your neighborhood
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Independent appraisal reports
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Photos and estimates showing damage or deferred maintenance as of January 1, 2025
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Assessment data proving unequal treatment
4. Selecting Poor Comparable Sales ("Comps")
The Pitfall:
Choosing sales that are outdated or not similar in location, size, age, or features.
Why It Hurts:
Weak comps dilute your argument and can result in a denied appeal.
The Fix:
Gather comps from within 6–12 months prior to January 1, 2025, in your immediate DeKalb neighborhood. Adjust for any meaningful differences and document your rationale.
5. Inadequate Documentation of Property Issues
The Pitfall:
Describing defects without providing visual or written proof.
Why It Hurts:
Your case is much weaker without evidence that substantiates your claim.
The Fix:
Include:
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Dated photos
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Repair estimates or inspection reports
All should reflect the condition as of January 1, 2025.
6. Misunderstanding DeKalb's Assessment Process
The Pitfall:
Not realizing that Georgia assesses property at 40% of fair market value, or assuming market value alone drives your tax bill.
Why It Hurts:
Misunderstanding the rules can lead to confusion and ineffective arguments.
The Fix:
Visit the DeKalb County Property Appraisal Department’s site to understand how your assessed value was calculated.
7. Communicating Ineffectively or Emotionally
The Pitfall:
Using aggressive or emotional language in your appeal or during hearings.
Why It Hurts:
Professionalism improves your credibility and the likelihood of a fair review.
The Fix:
Communicate clearly, respectfully, and factually at all stages.
8. Neglecting to Keep Thorough Records
The Pitfall:
Failing to keep copies of your appeal, evidence, notices, and correspondence.
Why It Hurts:
Without documentation, you may lose track of deadlines or supporting materials.
The Fix:
Maintain a well-organized digital or physical file of everything related to your appeal.
9. Delaying Your Appeal
The Pitfall:
Procrastinating until the last minute to gather comps, prepare documentation, and file your appeal.
Why It Hurts:
Rushed appeals often lack the detail and clarity needed to succeed.
The Fix:
Start as soon as you receive your 2025 Notice of Assessment — usually in late May or early June.
10. Not Seeking Professional Guidance When Needed
The Pitfall:
Attempting a complex appeal without the help of an expert.
Why It Hurts:
You might overlook key opportunities or make technical errors that a professional would avoid.
The Fix:
Consult a local property tax consultant or attorney with experience in DeKalb County appeals, especially for high-value or complex properties.
By being mindful of these key mistakes and proactively avoiding them, you significantly improve your odds of a successful property tax appeal in DeKalb County.
