---
title: "Georgia Property Tax Appeal: 45-Day Deadline, Form PT-311A and Your 3 Options"
description: "How to appeal a Georgia property tax assessment: file within 45 days of the notice with form PT-311A, choose the Board of Equalization, a hearing officer or arbitration, and what happens if you lose."
url: https://propertytaxcalculator.co/georgia-property-tax-appeal
---

Georgia · checked 29 October 2026

# Georgia property tax appeal: the 45-day rule and your three options

In Georgia you appeal your assessment to the **county Board of Tax Assessors within 45 days** of the date your Assessment Notice was mailed. You choose one of three routes when you file, and the right one depends on your property and your evidence.

**Want the answer for your own case?** Use the tool, then read on for the details.

[Check if my home is over-assessed](https://propertytaxcalculator.co/#check)

## How to file

- **Deadline:** 45 days from the mailing date printed on your notice. Most counties mail notices in spring or early summer, so check yours.
- **Form:** PT-311A, Appeal of Assessment. The appeal must be in writing.
- **File with the county**, not the Georgia Department of Revenue.

## Pick one route

| Route | For |
| --- | --- |
| Board of Equalization | Value, uniformity, taxability or a denied exemption. The usual choice for homes. |
| Hearing officer | Value or uniformity on non-homestead property worth over $500,000. |
| Arbitration | Value only. You must supply a certified appraisal within 45 days of the board's acknowledgment, and the losing side pays the arbitrator. |

## If you lose

- You can appeal to **Superior Court** by filing a written notice with the Board of Tax Assessors within 30 days of the decision.
- Before the court hears it, you must pay taxes at least equal to last year's.
- For real property, if the final value is **85% or less** of the value set at the earlier stage, you may recover litigation costs and reasonable attorney's fees.

## Missed the 45 days?

You'll usually have to wait for next year's notice. Use the time to gather sales of similar homes near the 1 January valuation date, and check you have every exemption you qualify for, especially homestead.

[Check if my home is over-assessed](https://propertytaxcalculator.co/#check)

Next: [5 steps to dispute your property taxes](https://propertytaxcalculator.co/how-to-dispute-property-taxes) · [deadlines by state](https://propertytaxcalculator.co/property-tax-appeal-deadlines) · [appeal companies and fees](https://propertytaxcalculator.co/property-tax-appeal-companies).

Source: Georgia Department of Revenue, "Filing a Property Tax Appeal". Read 29 October 2026. County procedures vary; follow your notice. General information, not tax advice.