Every question we get, answered straight.

Exactly 45 days from the date printed on your Annual Notice of Assessment (O.C.G.A. § 48-5-311). Notices mail between April and June depending on the county. Miss the window and you wait until next year — there are no extensions.

It is rare but legally possible: the Board of Equalization can raise, lower, or keep your value based on the evidence. That is exactly why we review every case before filing — if the evidence suggests your value could go up, we tell you not to appeal and you pay nothing.

It's Georgia's uniform appeal form — one page that identifies your property, your grounds (value, uniformity, taxability, exemption denial), your opinion of value, and the appeal route you elect. We prepare it, apply your digital signature, and file it with your county Board of Tax Assessors.

Under O.C.G.A. § 48-5-299(c), when your value is reduced by an appeal decision or a written settlement agreement, the county generally cannot raise it for the next two successive tax years — three years of protection in total. Exceptions exist for substantial improvements, record corrections, re-appeals, and a few other statutory conditions.

No — that is the point of Full-Service. With your signed authorization we act as your agent: we submit your complete evidence package to the county, and if a hearing is held we present your case in writing and by phone or video where the county allows. Many appeals settle with the assessors before any hearing happens. You are welcome to attend, but you never have to.

Before we file, you can cancel for a full refund — just contact us. The Full-Service on-time guarantee also refunds your fee in full if we fail to file before your deadline after you gave us complete information in time. Once your appeal is filed with the county, the work is done and the fee is earned. The free assessment check costs nothing and never charges you. Credits bought in a pack do not expire and are not refundable for cash.

The self-file Appeal Packet lists at $99 and the Full-Service Appeal at $149 per parcel per appeal season. During launch, our LAUNCH50 coupon (applied automatically, $50 off) makes those $49 and $99. The pre-filing assessment check is always free. The on-time filing guarantee applies to Full-Service appeals; on DIY you file the packet yourself.

We tell you, we don’t file, and you owe nothing. We do not file weak appeals — an appeal without evidence wastes your time and risks your value.

All 159 Georgia counties. Filing methods differ — some counties accept online appeals, others require certified mail (the USPS postmark counts as your filing date) — and we track each county’s process.

Comparable sales of similar homes, errors on your property record card (wrong square footage, wrong condition), uniformity gaps versus similar parcels, and documented condition issues. Our comp picker shows the actual sales evidence behind your case.

Georgia law requires assessments to be uniform: similar properties should carry similar values. If comparable homes are assessed at a lower ratio than yours, that is an independent legal ground for appeal — even when market value is debatable.

Filing takes days. The county Board of Tax Assessors then has up to 180 days to respond. Many cases settle in 1–3 months; cases that go to a Board of Equalization hearing typically resolve in 2–5 months. Your case page tracks every stage.

Georgia follows a set sequence (PT-311-I, per HB202): (1) Within 10 days, the Board of Tax Assessors must send written acknowledgment that it received your appeal. (2) A staff appraiser reviews your value and the concerns in your appeal — up to 180 days for the Board of Equalization route, 90 days for a Hearing Officer. (3) If they CHANGE your value and you are still not satisfied, you have 30 days from that notice to push the appeal on to the Board of Equalization or Hearing Officer. (4) If they do NOT change it, your appeal is automatically forwarded to the BOE (or Hearing Officer) for a hearing — you do not have to re-file. (5) At the hearing, you or your authorized agent present the case; the board renders its decision that day and notifies you in writing. (6) A win locks the O.C.G.A. § 48-5-299(c) freeze. (7) Either side may appeal the decision to Superior Court within 30 days (that step is a jury trial and needs an attorney). On Full-Service, we handle every step and update your case page as each milestone happens.

Yes. Each parcel is its own appeal with its own deadline and evidence. Your account holds all of them — landlords and portfolio owners can track every case in one dashboard.

We pull your county record card, verify the evidence (your selected comps plus our own analysis), prepare your signed PT-311A and authorization letter, and file before your deadline. You watch every status change on your case page.

Yes. Under the federal E-SIGN Act and Georgia’s UETA, a typed signature with recorded consent is binding. We stamp it on the PT-311A with a timestamped attestation, and your authorization letter accompanies the filing.

Georgia redesigned the assessment notice statewide for 2026. Your notice shows value and exemptions but may not show an estimated tax bill, because millage rates are set later in the year. Don’t let the missing dollar figure hide a value increase.

You cannot appeal this year, but you can prepare for next season: we can review your record card for errors now and have everything ready the day your 2027 notice mails. You can also file a Taxpayer Return of Real Property between January 1 and April 1 to assert a different value.

Our focus is residential and small multi-unit property. Non-homestead parcels over $500,000 have an additional hearing-officer appeal route; contact us and we’ll tell you honestly whether we’re the right fit.

A panel of three trained Georgia property owners, appointed by the grand jury, who hear appeals and decide value. It is free, informal compared to court, and their decision can be appealed to Superior Court if needed (that step requires an attorney — we refer out).

No. We are an appeal preparation, filing, and authorized-agent service operating under Georgia’s taxpayer-agent provisions (O.C.G.A. § 48-5-311). Boards of Equalization allow non-attorney agents, so we can prepare, file, and present your case there — in writing and by phone or video. Superior Court appeals require a lawyer, and we can refer you to one.

TaxAppealGA of Valdosta, Georgia — founded by a Lowndes County homeowner who built the service while appealing his own 2026 assessment. Read the full story on our About page.