How to Appeal Your Buckhead Property Assessment

Did your Buckhead property assessment jump this year? You are not alone, and you have the right to challenge it. With the right timeline, evidence, and process, you can make a strong case and protect your bottom line. This guide walks you through Fulton County’s rules, key dates, appeal options, and pro tips tailored to Buckhead homes. Let’s dive in.

Buckhead assessments: the basics

Your home’s value is set as of January 1 for that tax year, using fair market value at that time, per Georgia rules. State guidance explains how counties apply the valuation date.

In Fulton County, the assessed value equals 40 percent of market value. The annual Notice of Assessment also shows an estimated tax, but it is not your final bill. If you disagree with the value, you must appeal within the legal window printed on your notice. You can confirm the 40 percent ratio and notice basics in the county’s Frequently Asked Questions.

Your 45-day appeal clock

You have 45 days from the mailing date on your Notice of Assessment to file a written appeal with the Board of Assessors. That deadline is set by Georgia law and appears on your notice, so do not rely on general dates or social media. For statewide rules on filing, see the Georgia Department of Revenue’s property tax appeal guidance.

Pick your appeal path

File using Georgia’s PT-311A form or Fulton’s online portal. Fulton’s Appeals page explains accepted methods, required forms, and how to submit online or by mail. Start here: Fulton County Property Appeals. If you prefer the state form, use the PT-311A appeal form.

When you file, you will choose one review method:

• Board of Equalization (BOE) hearing. No cost, common option, heard by a citizen board.
• Arbitration. For value-only cases, third-party review, may involve costs.
• Hearing officer. For certain high-value or complex non-homestead properties, fees may apply.

What a BOE hearing is like

• Hearings are administered by the Clerk of Superior Court, held at the Government Center or virtually. Procedures and scheduling are on the Clerk’s BOE page.
• You and a county appraiser each present. Bring organized exhibits and follow any evidence submission rules for in-person or virtual hearings.
• Hearings are brief. The BOE issues a decision by mail. If you disagree, you can appeal to Superior Court within 30 days of the decision mailing.

Build strong evidence

Strong appeals are built on clear, relevant proof. Focus on:

• A recent independent appraisal dated to the valuation date, if feasible.
• Three to six well-matched comparable sales from the proper timeframe, with thoughtful adjustments.
• Photos showing interior and exterior condition and any deferred maintenance.
• Written estimates for needed repairs.
• Closing documents if you bought recently.
• Corrections to county records, such as square footage, bedrooms, basement, or lot size. Use Fulton’s resources noted in the FAQs.

Keep your package concise and organized. Label each exhibit, and include a one-page summary of your argument.

Tips for Buckhead luxury homes

Buckhead includes high-value homes, luxury condos, and amenity-rich properties. To avoid mismatched comparisons:

• Choose comps from similar property types and price bands, and adjust for views, renovations, pools, elevators, concierge services, and parking.
• For towers, compare within the same or truly comparable buildings and adjust for floor height and line.
• Consider a licensed appraiser experienced with Buckhead’s top-tier market when features are unique or sales are sparse.

Billing while you appeal

While an appeal is pending, Fulton lets you choose temporary billing at 85 percent or 100 percent of the assessed value. The 85 percent option uses the lower of the current or prior year assessed value. You must pay at least the temporary bill to avoid penalties. Details are on Fulton’s Property Appeals page.

Know the 299(c) freeze

Historically, OCGA 48-5-299(c) created a multi-year limit after a successful appeal, often described as a three-year effect. You can read background on the freeze in this overview of 299(c).

Recent legislation and administrative updates have changed how the freeze applies for 2024–2025 in many counties. State actions, including measures like HB 581, updated notice content and appeal consequences. See a summary of these changes in recent coverage of new laws. Practical takeaways for homeowners:

• Read your current year Notice of Assessment and Fulton’s appeals page for county-specific language on freezes.
• Understand that filing an appeal can trigger a new review that could increase value if the county finds omitted improvements or errors.
• For high-value homes where multi-year stability matters, weigh the potential tax savings against these risks before filing.

Step-by-step checklist

1. Know your date. Find the appeal deadline printed on your Notice of Assessment. Do not miss the 45-day window.

2. Check county records. Verify square footage, beds and baths, lot size, basement, year built, permits, and exemptions using Fulton’s resources in the FAQs.

3. Gather evidence. Appraisal, 3–6 comps, photos, repair estimates, and documentation of any record errors. Keep copies of everything.

4. File promptly. Submit via Fulton’s portal or the PT-311A form within 45 days. Choose your hearing method on the form and save your submission receipt.

5. Prepare for the BOE. Create a clean exhibit set and a one-page narrative. Follow electronic submission rules for virtual hearings and bring physical copies for in-person. See procedures on the Clerk’s BOE page.

6. Decision and next steps. If you disagree with the BOE decision, you can appeal to Superior Court within 30 days of the mailing date. Start with Fulton’s Boards of Equalization page for next-step information.

After the decision

If you receive a reduction, watch for any refunds or adjusted bills and note potential multi-year effects. If there is no change or you still disagree, decide quickly whether to pursue Superior Court within the 30-day window. Keep your tax payments current throughout the process to avoid penalties.

If you want a clear read on market value to support your strategy or you are weighing a move, reach out to The Chrismer Group. Our team will provide a data-driven market analysis and practical guidance so you can make confident decisions.

FAQs

Buckhead homeowners: should you appeal this year?

• Start by comparing your assessment to recent, truly comparable sales and check county records for errors; if the value is above market or not uniform, an appeal may be warranted.

Fulton County appeals: what is the 45-day rule?

• Georgia law gives you 45 days from the mailing date on your Notice of Assessment to file, as outlined in the state’s appeal guidance.

Assessment vs. tax bill: will an appeal cut taxes now?

• A successful appeal reduces your assessed value, but the Notice of Assessment is not your final bill; taxes also depend on millage and exemptions, per Fulton’s FAQ.

BOE hearings in Fulton: what should you bring?

• Bring a concise exhibit packet with comps, appraisal, photos, repairs, and a one-page summary, and follow the Clerk’s BOE procedures for evidence submission.

While appealing in Fulton: how does temporary billing work?

• You can choose 85 percent or 100 percent temporary billing and must pay at least the temporary bill to avoid penalties, per Fulton’s Property Appeals page.

What is the 299(c) freeze and what changed?

• 299(c) historically limited increases after a successful appeal, but recent laws changed how it applies; see background on 299(c) and updates in new legislation coverage.

Where do you get the appeal form?

• File through Fulton’s portal or use the state’s PT-311A appeal form, and submit by the deadline on your notice.