What to Know About Your Property Tax Notice of Assessment and How to Appeal It

Each year, property owners across Metro Atlanta receive a Notice of Assessment from their county tax assessor’s office. If you own real estate in Midtown Atlanta, understanding this notice and knowing what to do if the assessed value seems too high is an essential part of managing your investment.

With home prices in the Atlanta market climbing significantly over the past five years, property tax assessments have followed suit. In fact, median sales prices in the metro area have increased by nearly 60%, putting many homeowners in a position where their tax liabilities rise year over year. While rising property values are generally a good sign for equity growth, they can also lead to unexpected increases in property taxes.

As your trusted Midtown Atlanta real estate experts, Space Intown, REALTORS® is here to help you navigate the process and ensure you're not overpaying on your property taxes.

What Is a Notice of Assessment?

The Notice of Assessment is not your property tax bill. Instead, it’s the county’s estimate of your property’s value as of January 1 of the current year. This value is used to calculate your property taxes once the county applies the millage rate (the tax rate per $1,000 of assessed value).

This is especially relevant in areas like Midtown Atlanta, where home sales and new developments can fluctuate widely. For example, if a new construction home sells for $2 million in May but was only halfway completed on January 1, the county may assess it at $1 million for that tax year. Similarly, if your home sold recently, the county can’t use that sale price in their assessment if it occurred after the new year began.

When Should You Consider Appealing?

If your Notice of Assessment seems higher than it should be, whether due to incorrect property data, outdated comps, or an overvaluation compared to similar properties you have the legal right to file an appeal. Appealing your property tax assessment can potentially lower your tax liability, especially in high-demand neighborhoods like Midtown, Ansley Park, or Virginia-Highland.

You can file the appeal yourself or work with a professional. Local real estate attorneys have in-house services dedicated to handling tax appeals across the Atlanta metro area.

Appeal Deadlines: What You Need to Know

You must file your appeal within 45 days of the date printed on the Notice of Assessment, not the date you receive it in the mail. Since each county operates on its own schedule, the timing can vary depending on whether your property is in Fulton, DeKalb, or Cobb County. Even if you’ve recently purchased the home and your name isn't on the notice, you, as the current owner, have the right to appeal.

Be proactive: check the mailing date on your notice as soon as it arrives to ensure you don’t miss the deadline.

Does a Property Tax Appeal Freeze the Assessed Value?

Georgia law recently changed. Now, only a successful appeal will freeze your property’s assessed value for three years. If your appeal is denied, the value can continue to adjust annually. Additionally, if you sell the property during the freeze period, the valuation can be reset based on the new sale price.

Final Thoughts

Navigating property tax assessments in Atlanta, especially in fast-moving neighborhoods like Midtown, Inman Park, and Buckhead, can be overwhelming. But staying informed can help you avoid overpaying and ensure your investment is being valued fairly.

If you have questions about your Notice of Assessment, need help analyzing recent comps, or want a second opinion before filing an appeal, we’re here to help. At Space Intown, REALTORS®, we offer local expertise and personalized guidance to support your real estate goals, whether you're buying, selling, or managing property in Midtown Atlanta.

Reach out to our team today for expert advice on real estate and property tax assessments across the Atlanta area.