Navigating the property tax appeal process in Fulton County can seem complex, but understanding each step can make it more manageable. If you believe your property's assessed value is inaccurate, initiating a formal appeal is your avenue for seeking a review. This guide outlines the essential stages of filing a property tax appeal in Fulton County, providing clarity on procedures, deadlines, and necessary documentation.
📬 Step 1: Receive and Review Your Assessment Notice
Each year, the Fulton County Board of Assessors mails a Notice of Assessment to property owners, typically in late April or early May. This notice includes:
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Fair Market Value: The county's estimate of your property's worth.
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Assessed Value: 40% of the Fair Market Value, which serves as the basis for your tax bill.
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Date of Notice: Marks the beginning of your 45-day appeal window.
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Appeal Deadline: The final date to file an appeal; missing this date forfeits your right to appeal for the current tax year.
Note: For 2025, if notices are mailed on May 1, the appeal deadline would be June 15. Always verify the exact date on your notice.
🧐 Step 2: Determine If You Have Grounds for Appeal
Before filing, assess whether you have valid reasons to believe your property is overvalued. Common grounds include:
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Overvaluation: Your property's assessed value is higher than recent sales of comparable properties in your neighborhood.
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Property Record Errors: Discrepancies in the property's characteristics listed by the county (e.g., incorrect square footage).
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Lack of Uniformity: Your property is assessed at a higher rate compared to similar properties.
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Economic or Neighborhood Factors: Local economic downturns or specific neighborhood issues affecting property values.
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Recent Independent Appraisal: A professional appraisal indicating a lower property value.
📁 Step 3: Gather Supporting Documentation
Collect evidence to support your claim:
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Comparable Sales Data (Comps): Records of recent sales of similar properties in your area.
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Photographs: Images documenting the condition of your property, any damage, or negative external factors.
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Independent Appraisal: A recent appraisal report.
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Repair Estimates: Quotes for necessary repairs that may affect property value.
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Property Record Corrections: Documentation (e.g., blueprints, surveys) to correct inaccuracies in county records.
📝 Step 4: Choose Your Appeal Method
When filing your appeal, you must select one of the following options:
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Board of Equalization (BOE):
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An independent panel of Fulton County property owners.
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You can present your case in a hearing.
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No cost to the property owner.
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Arbitration:
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A neutral third-party arbitrator reviews both parties' evidence.
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Binding decision.
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May involve fees.
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Hearing Officer:
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For non-homestead properties valued over $500,000.
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A certified appraiser reviews the appeal.
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May involve fees.
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Note: If dissatisfied with the outcome, you may appeal to the Fulton County Superior Court within 30 days of the decision.
📤 Step 5: File Your Appeal and Supporting Documents
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Deadline: Submit your appeal within 45 days from the date on your assessment notice.
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Methods:
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Online: Fulton County Board of Assessors
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In Person: At any of the five Fulton County Tax Assessor locations.
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By Mail: Addressed to the Fulton County Board of Assessors.
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Ensure all required information is complete and accurate. Incomplete appeals may be rejected or delayed. Keep copies of everything you submit for your records.
📅 Step 6: Attend Hearings (If Required)
If your appeal proceeds to a hearing:
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Preparation: Organize your evidence and practice your presentation.
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Attendance: Be punctual and professional during the hearing.
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Representation: You may represent yourself or authorize someone else in writing to represent you.
📬 Step 7: Receive the Decision and Consider Further Action
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Notification: You will receive a written decision from the reviewing body.
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Review: Carefully examine the decision.
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Further Appeals: If dissatisfied, you have 30 days to appeal to the next level, up to the Fulton County Superior Court.
⚠️ Important Reminders
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Deadlines Are Strict: Missing the 45-day appeal window forfeits your right to appeal for the current tax year.
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Temporary Tax Bills: You may receive a temporary tax bill while your appeal is pending. It's crucial to pay this bill to avoid penalties.
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Professional Assistance: Consider consulting a property tax consultant or attorney, especially for complex cases or higher levels of appeal.
📚 Resources
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Fulton County Board of Assessors: https://fultonassessor.org/
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Appealing Your Assessment - Fulton County Government: https://www.fultoncountyga.gov/inside-fulton-county/fulton-county-departments/board-of-assessors/appealing-your-assessment
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Georgia Department of Revenue - PT-311A Appeal of Assessment Form: https://dor.georgia.gov/pt-311a-appeal-assessment-form
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Boards of Equalization - Fulton County Government: https://www.fultoncountyga.gov/inside-fulton-county/fulton-county-departments/board-of-assessors/boards-of-equalization
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Understanding the Tax Appeal Process in Fulton County: https://www.fair-assessments.com/blog/understanding-the-tax-appeal-process-in-fulton-county
