Property Tax Appeal Blog

Your Step-by-Step Guide to Filing a Property Tax Appeal in Gwinnett County

Written by Daniel Jones | Jan 27, 2025 5:00:00 PM

Receiving your Gwinnett County Property Tax Assessment Notice and disagreeing with the valuation is the first step toward a potential appeal. This guide will walk you through the process to ensure you file your appeal correctly and within the crucial 45-day deadline.

Step 1: Understand Your Assessment Notice

Before filing an appeal, carefully review your Annual Notice of Assessment:

  • Fair Market Value (FMV): The county’s estimated value of your property.

  • Appeal Deadline: 45 days from the notice date. Don’t miss it.

  • Property Characteristics: Check square footage, number of bedrooms/bathrooms, lot size, and other features. Errors may justify an appeal.

 

Step 2: Determine Your Grounds for Appeal

You can appeal based on:

  • Value: You believe the assessed FMV is too high.

  • Uniformity: Similar properties in your neighborhood are assessed for less.

  • Taxability: You believe the property should not be taxed (rare for typical residential cases).

 

Step 3: Gather Supporting Evidence

Strong evidence increases your chances of success.

For Value:

  • Comparable Sales: Use recent sales (6–12 months) of similar homes.

  • Condition Photos: Show deferred maintenance or damage.

  • Appraisal: A licensed appraiser’s report is strong evidence.

  • Purchase Documents: Provide recent closing statements if applicable.

 

For Uniformity:

  • Assessment Comparisons: Use the county’s website to compare assessed values of similar nearby properties.

  • Photos of Comparables: Show similar size, condition, and features.

 

For Incorrect Property Info:

  • Survey: For lot size errors.

  • Blueprints/Floor Plans: For square footage issues.

  • Photos: To show missing or misreported features.

 

Step 4: File Your Appeal Within the 45-Day Deadline

Online (Recommended):

Use Gwinnett County’s online portal:

Look for the "File an Appeal" link. Upload all supporting documentation.

By Mail:

Download the PT-311A form and submit it with copies (not originals) of your evidence. Must be postmarked by the deadline.

In Person (if available):

Check the website for current hours and procedures. Bring completed forms and documents.

 

Step 5: Choose Your Initial Appeal Option

You'll be asked to choose how your appeal is reviewed:

  • Board of Assessors Review: Initial review; may resolve informally.

  • Board of Equalization (BOE): Independent panel hearing if no resolution.

 

Step 6: Await the Outcome

  • If the Board of Assessors agrees, the value is updated.

  • If they disagree, you'll receive a notice with instructions for a BOE hearing.

  • At the BOE hearing, present your case clearly with supporting documents.

 

Step 7: Further Appeal Options (If Needed)

If you're not satisfied with the BOE decision, you can pursue:

  • Non-Binding Arbitration: For disputed values, less formal.

  • Hearing Officer: For non-homestead real estate over $500,000 FMV.

  • Superior Court Appeal: Formal court process; may require legal counsel.

 

Important Reminders

  • Act Quickly – Do not delay.

  • Be Thorough & Organized – Keep all documentation.

  • Stay Professional – Especially in BOE hearings.

  • Know Your Deadlines – 45 days for initial appeal, 30 days for next levels.

  • Seek Help if Needed – For complex or high-value appeals, hire a consultant or attorney.

 

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