How do property tax appeals work in Fulton, Gwinnett, DeKalb, and Cobb counties?
How do property tax appeals work in Fulton, Gwinnett, DeKalb, and Cobb counties?
Georgia's four largest metro Atlanta counties — Fulton, Gwinnett, DeKalb, and Cobb — all follow the same statewide 45-day appeal, PT-311A, and Board of Equalization framework, but each runs its own assessor portal and notice calendar.
The four most-populous metro Atlanta counties handle the bulk of Georgia residential appeals. All four operate under the same statewide rules — the 45-day deadline, Form PT-311A, the value/uniformity/taxability/exemption grounds, and the Board of Equalization / hearing officer / arbitration election under O.C.G.A. § 48-5-311. What differs is the county Board of Tax Assessors office, online portal, and notice mailing calendar.
Fulton County — Fulton County Board of Assessors handles Atlanta and north/south Fulton. It offers online appeal filing through its assessor site and holds Boards of Equalization through the Superior Court Clerk. Fulton typically mails annual notices in spring; the 45 days run from that mail date.
Gwinnett County — The Gwinnett County Tax Assessor's Office provides online appeal submission and a property search portal. Gwinnett's Board of Equalization is administered through the county's court system.
DeKalb County — The DeKalb County Property Appraisal Department issues annual notices and accepts appeals online and by mail; the county Board of Equalization hears unresolved appeals.
Cobb County — The Cobb County Board of Tax Assessors runs its own portal; Boards of Equalization are administered by the Cobb County Superior Court Clerk.
What is identical in all four:
- File within 45 days of the notice mail date.
- Use Form PT-311A or a written appeal stating your method and opinion of value.
- Election of BOE (free, preserves superior-court appeal), hearing officer ($500K+ non-homestead), or arbitration.
- A formal appeal decision triggers the three-year freeze under O.C.G.A. § 48-5-299(c).
- HB 581 floating homestead applies only if your specific county, city, and school district did not opt out.
Action step: find your county's Board of Tax Assessors page (search "[county] GA board of tax assessors"), confirm the notice mail date on your assessment, and file on that county's portal before the 45th day. Always verify the current portal URL — county assessor portals are re-platformed periodically.