1. Assessments Have Skyrocketed—But Not Always Accurately
Between 2020 and 2023, home prices across Georgia increased by over 40%. Some counties reassessed entire neighborhoods in 2024 to reflect market highs, even if your property hasn’t been improved. You might see your assessed value jump 30–60%—and your tax bill right along with it.
But here’s the thing: counties don’t always get it right.
They may have overestimated your square footage or bedroom count.
They might have used recent flips or fully renovated comps—unlike your long-term rental.
They don’t know your tenant left mid-lease or your HVAC is 18 years old.
An appeal gives you a chance to correct these issues.
2. You Can Lock in Lower Values for 3 Years
Here’s what savvy investors don’t miss:
Under Georgia law (OCGA § 48‑5‑299c), once you appeal and win—or settle with the county—that new value is locked in for three years unless you pull permits for major improvements.
This means:
If your 2025 value gets knocked down $50,000, you could save $500–$1,000 or more annually for three straight years.
If you own several properties, the savings scale quickly.
3. New Laws Are Creating More Uncertainty—and Opportunity
In late 2022, Georgia voters passed a statewide cap on annual assessment increases (3% for owner-occupants, 10% for commercial/residential rentals). But many counties—like Fulton and DeKalb—have filed for exemptions or haven't fully implemented the cap yet.
That inconsistency creates a window. Some values are rising faster than legally allowed. Others are lagging behind. It’s the perfect time to challenge unfair or inconsistent assessments.
4. Most Small Landlords Don’t Appeal—But Should
If you’ve never filed an appeal, you’re not alone. Many owners think:
But that’s exactly why counties get away with bloated assessments. Most appeals are simple, don’t trigger inspections, and can be resolved via email or phone negotiations—especially for residential investors.
And if you’re unsure, GaREIA offers a step-by-step course on how to do it.
5. Key Deadlines Are Coming Fast
You’ll receive a Notice of Assessment (look for it by mail) from your county between May and July.
You have only 45 days to respond with a formal PT-311A appeal.
Pro tip: File early and electronically. Many counties allow online filing. It’s fast and trackable.
What You’ll Need to Appeal
Recent sales comps (especially distressed, non-renovated ones)
Photos of your property’s condition
Renter info or income data (if applicable)
Evidence of any errors in square footage, condition, or use
A clear, polite letter stating your case
You don’t need a lawyer. You don’t need to go to court. And you don’t need to pay thousands to a tax appeal firm (unless you want help).
Bottom Line: Appealing Is Just Smart Asset Management
You wouldn’t let your insurance premium rise without shopping it. So why let your property taxes balloon without pushing back?
The combination of:
Rapidly rising assessments
The 3-year freeze rule
New caps and legislative changes
A supportive investor network (Georgia REIA)
…makes 2025 a golden opportunity to lower your tax burden and boost your returns.
Need help?
GaREIA offers a hands-on class where we walk you through the entire process: how to read your notice, gather comps, fill out the form, and argue your case effectively.
Learn more about GaREIA's Property Tax Appeals Workshop
👉 Don’t wait. Watch for your assessment letter—and get ready to act.
