Complete guide to appealing your Georgia property taxes in 2026. Learn the 45-day deadline, Board of Equalization process, evidence standards, and why Georgia is unique. TaxAppeal files for $89 flat.
Georgia property owners have 45 days from the date their annual assessment notice is mailed to file a formal appeal. This deadline is strictly enforced — missing it means your assessment is final for the year. Assessment notices in Georgia are typically mailed between April and June depending on the county. The mailing date is printed on the notice. Count 45 days from that date — that is your deadline.
Unlike Texas (where you go directly to a hearing) or Florida (where you file with the VAB clerk), Georgia has a three-level appeal process. Level 1 is an appeal to the Board of Assessors for an administrative review. Level 2 (if dissatisfied) is an appeal to the Board of Equalization — a citizen panel similar to Texas's ARB. Level 3 (if still dissatisfied) is a Superior Court appeal — an attorney-level process rarely used for residential properties. TaxAppeal USA handles Level 1 filing.
This is the most important thing Georgia homeowners must understand before filing: in Georgia, filing an appeal triggers a full review of your assessment. If the Board of Assessors determines that your property was underassessed — that its true market value is higher than the current assessment — they can increase your assessment. This is called 'two-way review.' Unlike Texas (where §41.43 prohibits increases solely from filing) or Florida (where the VAB cannot raise your value), Georgia has no such protection. File only when you have solid evidence that your property is over-assessed.
Georgia BOE hearings use the same comparable sales evidence that works in Texas and Florida protests. Three to five recent arm's-length sales of similar properties in your county that sold for less than your assessed value is the core of every winning Georgia appeal. Georgia assessors use a January 1 valuation date.
TaxAppeal USA files Georgia property tax appeals for $89 flat. We pull your county assessor data, analyze comparable sales specific to your neighborhood, generate a formal appeal letter citing O.C.G.A. §48-5-311, and file via USPS certified mail before your 45-day deadline. We only file when the evidence supports a reduction — protecting you from Georgia's two-way review risk.
$89 flat fee. You sign it, we file it. You keep 100% of your savings.
TaxAppeal USA is a self-service document-preparation and mail filing service. In every state we serve, including Florida, we are not property tax consultants, agents, or representatives, we do not provide tax or legal advice, and we do not represent customers before any appraisal district, board of equalization, value adjustment board, or review board. Every protest and petition is prepared for the property owner, signed by the owner, and filed in the owner’s name. In Florida we also pay your county’s Value Adjustment Board filing fee on your behalf and mail your petition to the Clerk of the Value Adjustment Board. Your petition is signed by you as the property owner under section 194.011(3), Florida Statutes. TaxAppeal USA does not sign as your representative, does not appear before the Board, and does not present evidence or argument at a hearing.