That official-looking envelope from Fulton County has arrived — your annual Property Tax Assessment Notice. While it may be tempting to toss it on the kitchen counter and forget about it, doing so could cost you hundreds or thousands of dollars.
Why? Because inside that notice is a firm deadline: You have 45 days from the notice date to file an appeal if you believe your property has been overvalued. Miss that window, and you’ll be locked into the current assessment — and potentially a much higher tax bill — for the rest of the year.
Why the 45-Day Deadline Matters
-
Strict Enforcement: The Fulton County Board of Assessors enforces the 45-day deadline without exception. Georgia law gives them no flexibility once it passes.
-
Limited Opportunity to Save: If your property is overvalued, appealing is the only way to lower your assessment — and your tax bill.
-
You’ll Need Time to Prepare: Compiling evidence, researching comparable sales, and getting an appraisal (if needed) can take time. Don't wait until it's too late.
Don’t Wait Until the 44th Day
Here’s why acting early is key:
-
You’ll Have Time to Gather Evidence: Pull comparable property sales, note condition differences, and correct errors in county records.
-
You Can Consult a Professional: Complex cases (e.g., unique properties, commercial buildings) may benefit from expert help. Get on their calendar early.
-
Avoid Costly Mistakes: Filing at the last minute increases the chance of errors, missing documents, or improper filings — all of which can derail your appeal.
How to Take Action
-
Find Your Notice: Look for your Annual Notice of Assessment — usually mailed between May and July.
-
Check the Date: The deadline to appeal is 45 days from the notice date, not the date you received it.
-
Mark Your Calendar: Set reminders to avoid missing the deadline.
-
Review the Value: Does the county’s assessed value match recent sales of similar homes in your neighborhood?
-
Prepare Evidence: Gather sales data, photos, contractor estimates for needed repairs, or a private appraisal.
-
File the Appeal: Appeals can be submitted online, by mail, or in person.
What Happens If You Miss the Deadline?
Unfortunately, if you miss the appeal deadline, there is no second chance to challenge your assessment that year — even if the valuation is clearly wrong. Your only option then is to wait until the following year.
Important Notes for Fulton County Property Owners
-
Appeal Deadline: Always verify your personal deadline on your Notice of Assessment.
-
Where to File: All appeals go through the Fulton County Board of Assessors.
-
Appeal Options: You can choose to have your appeal heard by the Board of Equalization (BOE), an arbitrator, or a hearing officer (for non-residential properties).
-
Next Steps: If the result is unsatisfactory, you may be able to appeal to Fulton County Superior Court.
Final Thought
The 45-day appeal window isn’t just a recommendation — it’s the law. If your property seems overvalued, don’t wait. A timely appeal could be the difference between a fair tax bill and an inflated one.
