You Filed a Property Tax appeal, Now What?


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We want to share with you what comes next after filing your property tax appeal.  The process is the same whether you personally filed your appeal or hired a law firm like ours to handle it for you.  If at any point during the appeal process, you’d prefer some assistance with arguing your desired Fair Market Value or if you’d like us to represent you at the Board of Equalization hearing, we can handle that for you.

In the next couple weeks, counties across Georgia such as Gwinnett, Cobb, Fulton, Dekalb and all the way from Floyd to Glynn county will begin to mail out correspondence addressing property tax appeals.  Read over them carefully.

You Filed a Property Tax appeal, Now What?

What to expect in your mailbox?

There are three different letters you might receive from the County Tax Assessor’s office:


The Acknowledgment Letter
The 30 Day Notice
The No Change Letter

We cannot stress enough that you carefully read through the letters the county sends you.  We are on your side and would like you to know what each letter really represents.

The Acknowledge Letter
Once the appeal form is filed, the County Tax Assessor has 180 days to respond.  Many counties respond by sending an acknowledgement letter. The acknowledgment letter they received your appeal and is meant to satisfy the 180-day requirement.  There is no need to respond to an acknowledgment letter.

The 30-Day Notice
Another letter the County Tax Assessor may send you is known as a 30-day notice.  This contains an amended current year fair market value of your property (usually lower but can be higher).  Once you receive the 30-day notice, you have 30 days to file another appeal form, the PT-311a.  If you do not file another appeal, then the amended current year fair market value becomes the fair market value for that taxable year and is used to calculate your property tax bill.  

We recommend to continue the appeal process for at least two reasons:
1. To get the fair market value reduced as much as possible.
2. O.C.G.A. 48-5-299c (the 3 year freeze law) only applies if you attend the Board of Equalization Hearing and present written evidence.

The No Change Letter
The No Change Letter informs you the County Tax Assessor is not changing the current year fair market value of your property.  This does not mean your appeal is over! In the details of this letter, the County promises to forward your appeal to the Board of Equalization.  The date of your Board of Equalization hearing is not set at this point; that comes later with the Notice of Hearing letter.

The property tax appeal process can be daunting, time consuming and frustrating.  It can take several months and, in some cases, over a year to settle. The end goal of this lengthy appeal process is to reduce your actual property tax bill, but the argument is about the fair market value of your property.  We specialize in property tax appeals and can represent you at the Board of Equalization hearing.  Contact Us once you have received one of these three letters.