What Happens After You Submit Your Gwinnett County Property Tax Appeal? The Timeline Explained

Once you've submitted your Gwinnett County, Georgia property tax appeal, your case enters a multi-phase review and hearing process. While the overall timeline can vary based on the volume of appeals in a given year, the general stages are outlined below.

The image depicts a neatly organized timeline illustrating the process of submitting a property tax appeal in Gwinnett County At the top a bold header reads Gwinnett County Property Tax Appeal Timeline Below the timeline is divided into three distinc

🔍 Phase 1: Initial Review by the Board of Assessors

(Estimated Timeline: 30–90 Days)

✅ Acknowledgment of Appeal

After submission, you’ll receive confirmation from the Gwinnett County Tax Assessor’s Office—either via automated email (if filed online) or a mailed letter.

🧑‍💼 Assigned Appraiser Review

A county staff appraiser will review:

Your current assessed value,
The evidence you submitted, and
Comparable property data.

📬 County’s Response – Two Possible Outcomes:

“No Change” Letter
- The county finds the original value valid.
- Your appeal automatically proceeds to the Board of Equalization (BOE).
“30-Day Letter” – Amended Value Offered
- The county proposes a revised Fair Market Value (FMV).
- You have 30 days from the date on the letter to respond:
- ✅ Accept the revised value: The appeal ends.
- ❌ Reject the revised value: The appeal proceeds to the BOE.
- ⚠️ No response within 30 days: The new value becomes final.

⚖️ Phase 2: Appeal to the Board of Equalization (BOE)

(Estimated Timeline: 2–6+ Months)

📤 Forwarded to the Clerk of Courts

If you reject the amended value or receive a “No Change” letter, your case is forwarded to the Gwinnett County Clerk of Superior Court, who manages the BOE.

🗓 BOE Hearing Scheduled

You’ll receive a mailed notice (typically 3–4 weeks in advance) stating the:

Date
Time
Location of your hearing

📑 Evidence Submission Deadline

You must submit all evidence at least 7 days before the hearing to:
📧 BOEEvidence@gwinnettcounty.com

Important:

Only sales prior to January 1 of the tax year under appeal will be considered.
The county will submit its own evidence as well.

👥 BOE Hearing

At the hearing:

You’ll present your case and supporting documentation.
The county appraiser presents their side.
BOE members may ask questions.
Both parties leave before deliberation begins—no further discussion or evidence is accepted at that point.

📨 BOE Decision

You will receive a written decision (usually via certified mail) within 10 days of the hearing.

⚖️ Phase 3: Further Appeal Options

(If You Disagree with the BOE Decision – Timeline Varies)

1. 📝 Settlement Conference (Optional)

You may request a settlement conference within 30 days of the BOE decision.

File an Appeal Continuance Form with the Tax Assessor’s Office.
If an agreement is reached, the appeal ends.

2. 🏛 Appeal to Gwinnett Superior Court

Must be filed within 30 days of the BOE decision or settlement conference conclusion.
This is a formal legal process and includes:
- Filing fees
- Optional certified appraisal (must be submitted within 45 days of filing)
- Legal representation is strongly recommended

3. ⚖️ Alternative Routes (Non-Homestead Properties Only)

Arbitration: Available if the property is non-homestead and has an FMV of $500,000 or more.
Hearing Officer: Applies to certain non-homestead commercial or industrial properties.

⚠️ Important Considerations

Deadlines Are Strict: Missed deadlines = lost appeal rights.
Keep Contact Info Updated: Ensure the county can reach you with notices.
You Must Pay Your Tax Bill: Even during an appeal, you must pay a temporary tax bill (usually 85% of the current year’s value or 100% of the previous year’s value—whichever is lower). If you win your appeal, you’ll be refunded any overpayment.
Documentation is Crucial: The strength of your appeal depends on the quality of your evidence.

📚 Resources – Gwinnett County Property Tax Appeals

🏛 Georgia Department of Revenue

Statewide Property Tax Appeal Rights:
https://dor.georgia.gov/property-tax