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Property Tax Consultants

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Frequently Asked Questions


1.  Can I fight to reduce my property tax? 

Absolutely YES, and you should!  Taxpayers are afforded the right to appeal their tax assessments.  Georgia Law should be consulted, including O.C.G.A. § 48-5-311, for statutory terms, conditions and requirements related to the appeals processes.


2.  How is my property tax being calculated?

 The Board of Tax Assessors evaluates your property’s “assessed value” each year, based on previous year sales and the market value of comparable properties in your area. The Tax Commissioner then multiplies the “assessed value” by a certain percentage (known as “Millage rate”); to arrive at the amount of tax you pay. 

Example:

Fair Market Value:               $ 800,000

Assessed Value:                  $ 320,000              (40% of Fair Market Value)

Millage Rate:                          28.75 Mills          ( A tax rate of $28.75 per $1,000 of assessed value)

Total Tax:                              $    9,200


3.  Will a reduction in my property’s assessed value affect the value of my property if I go to sell it?

 NO. Your assessed value has nothing to do with the price you can sell your house or property for. An assessed value is a value provided by the county for property tax purposes only. The amount you can sell your property for is a value determined by what an actual buyer would be willing to pay for your house or property. 


4.  I just received an ANNUAL NOTICE OF ASSESSMENT.  What is the deadline to appeal my taxes? 

A new state law mandates that all properties will receive an assessment notice each year.  The appeal must be filed no later than 45 days after the notice.  Prior to April 1, 2011 we recommend the filing of a Tax Payers Return of Real Property.  This preserves certain appeal rights that may be relinquished by waiting until you receive an assessment notice to file your appeal.


 5.  What areas do you serve? 

Georgia Tax Appeals, LLC serves the following Metro Atlanta counties:  Cobb, Clayton, Fulton, Gwinnett, DeKalb, Bartow, Cherokee, Douglas, Forsyth, Paulding, Fayette, and Pickens Counties (including all cities in these counties). Properties outside these counties are handled on a case by case basis. If your property is located outside the metro Atlanta area please contact us.  We handle these properties on a case by case basis.


6.  I own vacant land, commercial property, rental property, that is very unique. Can you help me?

 Yes.  Unique properties are handled on a case by case basis.  Most cases fall into either a commercial or residential category in our billing structure.  If you have a truly unique property, email us and we will let you know if we have the expertise to handle your property.  If not, we will be glad to refer you to someone who can help. 


7.  Will you appeal and represent individuals or homeowners in an entire subdivision if requested? 

Yes we will.  Please email us for more information.


8.  How do you decide the value of a property? 

Most county use mass appraisals to value the properties in their tax digest.   Most of their models are based on cost.  The Department of Revenue requires that these values be compared to actual sales.  The analysis compares the assessed value of recent sales to the actual sale price.  This is to insure that on a larger scale the values assessed are reasonably close to market value.  Unfortunately, every property is unique, and many factors affect its value.  We consider the unique characteristic of every property we handle. Comparable sales, income, and cost are all analyzed to determine the best approach to reach a fair determination of value.


9.  Can I communicate with you by telephone or mail? 

After receipt of your Service Agreement and filing fee, a representative will contact you. If you have any questions throughout the process we will be glad to help you.  For questions prior to ordering our service, please call or  email us.


10.  I've heard that if I appeal my assessment, the valuation would be frozen for the next two years. Is that true?

 In most cases the county is prevented from changing an assessment established as the result of an appeal to  the Board of Equalization or Superior Court for the next two years.  However, in certain circumstances (i.e. complete renovation of the property) the county may reassess.


11.  I understand that I can continue my appeal after the Board of Equalization hearing to the Superior Court. Does your service include that? 

We are prepared to appeal your property taxes through the Board of Equalization (BOE) appeal.   If we feel that the appeal should be carried to Superior Court, we have several attorneys who specialize in property tax litigation.  An appeal in Superior Court can be costly.  However, if you prevail the County may be required to pay your legal fees.  In some cases, we may recommend such litigation. Superior Court cases are handled pursuant to a separate agreement.  


12.  My assessed value has risen sharply.  Are these grounds for appeal? 

Property Tax Appeals must be based on value, uniformity, or taxability.   Our Tax Appeal Specialist will review your tax records with respect to each of these items prior to discussing your case with you.  An increase in your tax assessment does not guarantee you have grounds for an appeal.


13.  Do I have a good chance of winning my appeal? 

Each case is unique.  Since the primary source of our income is a Contingency Fee based on your tax savings, we try only to accept cases which have a strong likelihood of success. 


14.  What if you determine the value is not high enough to warrant an appeal?

On rare occasions, your Tax Appeal Specialist may determine that the assessed value of your property is less than fair market value.  If this is the case, we generally recommend that we do not file an appeal. 


 15.  Will I receive a refund if the appeal does not provide a lower assessment of my property? 

The initial filing and processing fee is for our Tax Appeal Specialist to review your tax records, perform an analysis of the value of the property, and to file an appeal on your behalf.  The fee we receive for a successful appeal is the contingency fee of 30% of the savings you receive. Our Tax Appeal Specialist uses all of the current data to do the best job possible assessing your property. However, there are neither guarantees nor refunds given if your property does not assess to your satisfaction.


16.  Is $99.00 the total cost?

No, the fee for your appeal will be a percentage of your property tax savings.  Currently this contingency fee is 30%. 


17.  How much time do I have? 

Property owners have only 45 days to appeal from the notice date of their Annual Notice of Assessment.  If an appeal is not filed within this time frame, you will lose your right to appeal.  


18.  Do you file my appeal for me?

Yes, Your Tax Appeals Specialist will prepare and file the appeal on your behalf.