After submitting your property tax appeal in Clayton County, Georgia, it's natural to wonder what comes next and how long the process will take. Once your appeal is received by the Clayton County Board of Assessors, your case enters a multi-step process that could span several months.
This guide outlines the typical stages and estimated timeline following your property tax appeal, helping you stay informed and prepared.
1. Initial Review by the Board of Tax Assessors
Once your appeal is received (either online or by mail), the Clayton County Board of Tax Assessors (BTA) reviews your case and the supporting documentation you submitted.
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What they do: They may conduct an internal review, request additional documentation, or initiate a field visit to verify property characteristics.
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Timeline: This process can take several weeks to a few months depending on the volume of appeals received during that year.
2. Possible Outcomes After Initial Review
📨 No Change Letter:
If the Board of Tax Assessors maintains their original assessed value, you’ll receive a No Change Letter. This means:
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Your appeal is automatically forwarded to the Board of Equalization (BOE).
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No response is needed from you to continue the appeal.
📨 30-Day Letter (Amended Notice of Assessment):
If the Board agrees with your appeal and proposes a revised value:
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You'll receive a 30-Day Letter with the amended value.
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You then have 30 days to either:
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Accept the new value: The appeal ends, and the new value is finalized.
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Reject the new value: You must notify the Board in writing within the 30-day window to continue your appeal to the BOE.
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⚠️ Important: If you do nothing, the amended value becomes final after 30 days.
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3. Board of Equalization (BOE) Hearing
If your appeal proceeds to the BOE:
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The Clerk of Superior Court will send you written notice with the date, time, and location of your hearing.
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Timeline: BOE hearings can take several weeks or months to schedule depending on backlog.
What Happens at the Hearing:
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You (or your representative) will present your case to a panel of local residents.
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A representative from the Tax Assessor’s Office will also present their justification for the assessed value.
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The BOE will deliberate and issue a written decision on your property’s value.
4. After the BOE Decision
You will receive the BOE’s decision in writing. If you agree with their determination, the process ends here.
If you disagree, you have 30 days from the date of the BOE’s decision to pursue one of the following further appeal options:
5. Further Appeal Options
🏛️ Non-Binding Arbitration:
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Available if your appeal is based on property value only.
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You must provide a certified appraisal at your own cost.
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The arbitrator's decision is non-binding; either party may still appeal to Superior Court.
🧑⚖️ Hearing Officer:
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Available for certain non-homestead real property valued over $500,000 or wireless property.
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Must be based on value or uniformity.
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Can be appealed to Superior Court if you disagree with the decision.
🏛️ Superior Court:
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You may appeal the BOE decision directly to the Clayton County Superior Court.
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This is a formal legal process that may involve legal fees, court costs, and possible representation by an attorney.
⏱️ Timeline and Key Considerations
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The full appeal process can take several months, sometimes extending into the next tax year.
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Deadlines are critical. Missing a response or filing deadline can forfeit your right to continue the appeal.
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Taxes must still be paid on time during the appeal process based on a temporary bill (usually 85% of the assessed value). If your appeal is successful, any overpayment will be refunded or credited.
📚 Resources – Clayton County Property Tax Appeals
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Clayton County Board of Assessors – Appeals Info
https://www.claytoncountyga.gov/government/tax-assessor -
PT-311A: Georgia Property Tax Appeal Form
https://dor.georgia.gov/documents/pt-311a-appeal-assessment -
Georgia Department of Revenue – Property Taxpayer Guide
https://dor.georgia.gov/property-tax -
Clayton County Clerk of Superior Court – BOE Appeal and Court Information
https://www.claytoncountyga.gov/government/courts/clerk-of-superior-court -
Find a Licensed Georgia Appraiser
https://grec.state.ga.us
