When your 2026 property assessment hits your mailbox next spring, you might get a little unexpected surprise from your home’s new taxable value. Home prices across Metro Atlanta have climbed again, and many homeowners can expect to see higher 2026 property assessments. But the higher market value on your assessment notice doesn’t always reflect reality, and it can mean paying more in property taxes than you should. The good news is that you have the power to challenge it. Georgia law gives homeowners the right to appeal their valuation to possibly lock in savings for three years if the appeal is successful. Here’s what to know before the 2026 notices go out next spring and how to take control of your property taxes.
The county assessors will issue assessment notices for real and personal property in Spring or early summer 2026, and property owners will have 45 days from the mailing date to file an appeal to the County Board of Tax Assessors. A successful appeal can lock in lower taxable value for three years under Georgia law, an opportunity you don’t want to pass up.
Assessment Release Timeline
The following table displays assessment notice release dates and appeal deadlines for Metro Atlanta counties, specifically Fulton, DeKalb, Cobb, and Gwinnett. Exact dates vary from year to year, and this timeline reflects deadlines posted in recent years. By law you are bound to the value notice for your specific property, so make sure to be aware of the deadline shown on your notice to avoid penalties and late fees.
| County | Assessment Notice Release | Appeal Deadline |
|---|---|---|
| Fulton | Mailed late May to early June | Mid-July |
| DeKalb | Mailed around June | 45 days from the printed mailing date |
| Cobb | Mailed mid-May | Late June |
| Gwinnett | Mailed April or late May | Mid-June |
Review Your 2026 Assessment Carefully
There are a few things you must do when deciding to file an appeal, starting with reviewing your 2026 assessment notice carefully. When reviewing your notice, you’ll want to compare the county’s stated market value to recent and comparable neighborhood sales. Make sure to verify your property’s details such as square footage, lot size, condition, and improvements to ensure there are no errors. Errors like inflated features or outdated data are common reasons for high assessments. Fortunately, all four counties offer online property search tools for quick access to assessment data that can be helpful when reviewing your own notice.
Gather Strong Evidence Before Filing
The next step in this process involves gathering strong and credible evidence to defend your appeal. One key piece of evidence to have is comparable home sales, preferably within the past 6-12 months, from your area or nearby, to illustrate how your property’s market value doesn’t align with recent sales. Document any property damage or deferred maintenance with clear photos of issues such as roofing, cracks in the foundation, or outdated systems. These kinds of issues can significantly impact value. If you own a high-value home or live in an area with consistent unequal valuations, consider getting an independent appraisal to strengthen your case. You can also request the county’s valuation data and comparables, which assessors are required to provide within 10 business days. If you are struggling to find the right kind of evidence and information, online tools such as your county’s GIS system can be helpful to identify and compare local sales that show that your home may be overvalued in the assessment.
File Your Appeal
Each Metro Atlanta county handles filings slightly differently, so make sure to familiarize yourself with your own county’s rules and deadlines.
| County | Filing |
|---|---|
| Fulton | File online through the Fulton Board of Assessors portal or submit the PT-311A form in person or by mail. |
| DeKalb | File online through the DeKalb Property Appraisal site |
| Cobb | File online through the Cobb Assessor’s Office using the appeal submission portal. |
| Gwinnett | File online through the Gwinnett Tax Assessor portal. |
Important things to keep in mind when filing:
- Appeals must be filed within 45 days of the notice date.
- Choose your preferred appeal route (Board of Equalization, Hearing Officer, or Arbitration) on the filing form.
- Keep proof of submission or mailing receipt.
What Happens Next?
After filing your appeal, the County Board of Assessors will review your filing and may offer a settlement before a hearing. However, if no agreement is reached, your case goes to the appeal board. Most residential appeals are heard by a Board of Equalization (BOE) panel consisting of local residents. At the board hearing, you’ll have the chance to present your property comparisons, photos, and appraisal data in person or through documentation. After the BOE is done reviewing, the board will issue a written decision confirming or reducing your value.
How Appeal Outcomes Affect 2026 Tax Bill
A successful appeal will lower your taxable value and could result in savings of hundreds or even thousands annually. Georgia’s three-year value freeze can lock in your reduced assessment for the current year plus two more, this means major savings to come. Now let’s say you have already begun to pay your taxes. If you overpaid based on the higher value, some counties may issue a refund or credit after the decision. Counties such as Gwinnett, DeKalb, Fulton, and Cobb allow refunds, but they may handle billing differently, and what exactly happens afterward depends on the specific county. Keep in mind that pending appeals don’t delay billing, you will still get your bill on time, but future bills will reflect your final appeal result.
Common Mistakes to Avoid
The following are common mistakes to avoid and smart strategies to implement for a successful appeal:
- Start early and don’t wait until the last week of your appeal window to file.
- You’ll want to do quality over quantity, meaning strong, well-matched comparisons will beat long and weak evidence.
- During the hearing, stay professional and avoid emotional arguments by sticking to data and market evidence.
- Make sure to keep everything from copies of filings, emails, to confirmations.
- Consider seeking expert help from firms like O’Connor, as experienced consultants can guide you through negotiations and hearings efficiently.
Take Control of Your 2026 Assessment
As 2026 rolls around, begin to gather sales data and necessary documentation now before the spring notice period. Remember, you only have a 45-day window to file an appeal, so you must act quickly. Missing that deadline means you will forfeit your right to appeal. Partner with professional help like O’Connor. With a local office in Georgia, we help metro Atlanta homeowners prepare, file, and defend appeals in Fulton, DeKalb, Cobb, and Gwinnett counties. Our team compiles local market data, comparable sales, and valuation analysis to strengthen each appeal. Don’t wait for your 2026 tax bill to rise, instead review your assessment, prepare your evidence, and contact O’Connor today to help you protect your home’s value and keep your taxes fair.
