Keep what the county already over-collected.
Most Georgia homeowners who appeal pull the record card, walk it line by line, and recover what the county took in error — the refund isn't a favor, it's an adjustment. The deadline runs to 45 days from the date the assessment notice was mailed — the O.C.G.A. § 48-5-311(b) window the county enforces. The packet walks one homeowner through pulling the record card, building a defended packet, and showing up to the county board of equalization hearing prepared. Pay $37 once. Keep every dollar of the savings.
Pick the right county — the deadline on this page updates with the URL.
Land on /georgia?county=Fulton (or DeKalb, Cobb, Gwinnett, Cherokee, Forsyth, Hall, Chatham, Muscogee) to see that county’s O.C.G.A. § 48-5-311(b) filing window. Every other Georgia county ships “data pending” rather than a manufactured countdown.
Three steps. One Georgia appeal.
- 01Step 1
The assessment notice arrives
Georgia county boards of tax assessors mail the annual notice of assessment in early April. The 45-day appeal window per O.C.G.A. § 48-5-311(b) runs from the date the notice was mailed — not from the start of the tax year. The deadline on this page is keyed to that citation.
- 02Step 2
Build the packet
The packet is sequenced the way you actually build the appeal: walk the county record card, pull three comps, draft the right letter (equalization or value), slot the whole case into the evidence-packet template. Georgia county boards of equalization accept the filing by mail, online through the county portal, or in person at the courthouse.
- 03Step 3
File before the deadline and show up
Submit the appeal before the 45-day window closes. Then read the four-line script once the morning of the hearing, bring the packet, and answer the objections as rehearsed — not improvised. The morning-of packet is what the board chair flips through first.
The four moving parts.
Every Georgia appeal runs through the same four checkpoints. The packet targets each one, so the file the board reads is built the way the procedure expects.
- Appeal body01
County Board of Equalization
Every Georgia county convenes its own board of equalization — three freeholders plus a clerk, meeting in person at the county courthouse. The same board hears every appeal in the county for that cycle, and its decision is enforceable through the superior court on further review.
- Procedural grounds02
Equalization and value
Two grounds carry almost every winning Georgia case: equalization (your assessed value is out of line with comparable parcels in the same neighborhood code) and value (your assessed value is above fair market value as of the assessment date). Factual-error challenges — wrong square footage, misgraded condition — work too, and ship as a separate letter template.
- Filing window03
45 days from the notice
Per O.C.G.A. § 48-5-311(b), an appeal of any assessment must be filed within 45 days of the date the assessment notice was mailed. The deadline is keyed off the mail date on the notice, not the start of the tax year — most Georgia assessment notices go out in early April, so a 45-day window places the close in mid-May.
- Hearing format04
In-person at the courthouse
Hearings run on the county-published calendar — most counties schedule May through September, after the April notice roll. The packet is what the board reads first; bring it bound, tabbed, paginated, the same shape as a Texas ARB packet. The board will walk the comps with you and respond to the assessor’s evidence on the record.
The five things Georgia
homeowners ask first.
The same questions come up before the appeal — and the same honest answers apply to a § 48-5-311(b) appeal as anywhere else.
The five things people
ask before filing.
Read this once before paying. The same questions show up every time — and the honest answer to each is below.
Pay $37 once. Keep every dollar of the savings.
Start at the $37 packet and pay by card. Toggle the +$17 hearing-script bump on the way to Stripe if you want the four-objection rehearse sheet included.
What the Georgia kit covers
- · A Georgia-record-card audit checklist.
- · Comps worksheet + free comp sources list.
- · Three appeal-letter templates (equalization / value / factual).
- · Evidence-packet template, CBOE-formatted.
- · O.C.G.A. § 48-5-311(b) deadline guide for Georgia counties.
Questions first? overruled-2@polsia.app
Not legal advice. Overruled ships information and templates — checklist, worksheet, letter forms, evidence-packet template, and an O.C.G.A. § 48-5-311(b) filing-window guide — so you can prepare and represent yourself at a County Board of Equalization hearing. It is not a substitute for a property tax attorney, especially for rentals, multi-property, commercial, or matters in active litigation. Paid firms typically take a percentage of your first-year savings; the packet exists so that money stays yours.