DeKalb County Property Tax Appeal (Decatur & Brookhaven)

Appeal DeKalb County property taxes within 45 days. PT-311A, two-copy BOE evidence packet, Decatur / Brookhaven condo comps, assessor conference + BOE tips, $29.99 Protestly packet.

DeKalb County Board of Tax Assessors values Decatur, Brookhaven, Dunwoody, Stone Mountain, Tucker, and unincorporated DeKalb pockets inside and outside the Perimeter. Your Annual Notice of Assessment sets fair market value — file Form PT-311A within 45 days when that value exceeds market evidence.

DeKalb County is not one market. Intown Decatur bungalows, Brookhaven condos, Dunwoody single-family, and outer-suburb ranches rarely share buyers. BOE panels know these submarkets — lead with fair market value comps segmented by building type and map, not Fulton intown medians by default.

Fulton and Gwinnett spillover can pull DeKalb values upward near borders, but a Brookhaven condo is not automatically comparable to a Decatur single-family home. File on time, then present DeKalb County evidence with a clear January 1 value conclusion.

DeKalb County assessor staff often schedule an informal conference after PT-311A is filed. Treat it as real negotiation: bring Decatur / Brookhaven / Dunwoody comps tied to your notice date, building-type-matched sales for condos, and a single fair market value ask. Many intown and Perimeter appeals settle before BOE when evidence is organized — keep the same packet ready if staff will not move off bulk models.

When the DeKalb Board of Equalization schedules your hearing, bring two printed copies of the same packet: comp map, building-type-matched sales, PT-311A receipt, and one-page January 1 fair market value conclusion. DeKalb BOE panels expect paper evidence — Brookhaven condo appeals need building-level sales, not Decatur single-family defaults.

When is the DeKalb County property tax appeal deadline for 2026?

45 days from the date on your Annual Notice of Assessment.

Georgia law generally gives you 45 days from the date of your Annual Notice of Assessment to file an appeal with the Board of Tax Assessors.

If you disagree after the assessors review your appeal, you may continue to a hearing before the Board of Equalization (BOE).

Who do I file a DeKalb County appeal with?

File your DeKalb County appeal with DeKalb County Board of Tax Assessors. PT-311A filing, homestead, property data.

DeKalb County Board of Tax Assessors

PT-311A filing, homestead, property data

DeKalb Board of Equalization

BOE hearings after assessor-level review

How do I appeal property taxes in DeKalb County?

Verify fair market value, 40% assessed value, exemptions, and property characteristics on the assessor site.

Review your DeKalb County notice

Verify fair market value, 40% assessed value, exemptions, and property characteristics on the assessor site.

File Form PT-311A within 45 days

Submit proposed value and grounds to DeKalb Board of Tax Assessors; keep proof of delivery.

Segment Decatur / Brookhaven / outer DeKalb comps

Decatur vs. Lithonia vs. Dunwoody — do not blend product types or eras without documented adjustments.

Assemble a two-copy BOE evidence packet

Print two copies of your comp map, three adjusted DeKalb County sales in your submarket, your PT-311A filing receipt, and a one-page January 1 fair market value conclusion for the assessor conference and the DeKalb Board of Equalization.

Attend assessor conference or BOE hearing

Many DeKalb appeals resolve at the assessor conference when owners present building-type-matched comps and a clear January 1 value conclusion. If unresolved, bring the same printed evidence to the DeKalb Board of Equalization on your scheduled hearing date.

What form do I file for a DeKalb County Board of Tax Assessors appeal?

PT-311A (Appeal of Assessment): Standard Georgia appeal form for DeKalb County residential property.

PT-311A — Appeal of Assessment

Standard Georgia appeal form for DeKalb County residential property.

What happens at a DeKalb County BOE hearing?

DeKalb County BOE panels work from printed packets. Arrive with two copies, lead with your concluded January 1 fair market value, and walk building-type-matched comps — separate intown Decatur from outer-suburb markets on your map before you speak.

Assessor conference

DeKalb assessor staff frequently offer an informal conference after PT-311A is filed. Condo and townhome owners should lead with building-level sales — not Decatur single-family defaults. Outcomes vary; escalate to BOE with the same packet if the conference does not resolve your appeal.

BOE evidence packet at hearing

DeKalb County BOE panels work from printed packets. Arrive with two copies, lead with your concluded January 1 fair market value, and walk building-type-matched comps — separate intown Decatur from outer-suburb markets on your map before you speak.

BOE hearing format

DeKalb BOE hearings favor owners who separate intown Decatur from outer-suburb markets with clear maps and building-type-matched comps.

Condo and townhome appeals

Brookhaven and perimeter condos need building-level or HOA-complex sales — not Decatur single-family resales used as defaults.

What evidence does DeKalb County Board of Tax Assessors / the BOE actually use?

Comparable sales adjusted to notice-date fair market value inside your DeKalb County submarket.

Comparable sales adjusted to notice-date fair market value inside your DeKalb County submarket.

Equity when similar DeKalb County homes show lower fair market value on the tax roll.

Homestead and senior exemption corrections with documentation.

A one-page market-value conclusion before assessor conference or BOE.

FAQ

DeKalb County appeal deadline?

45 days from your Annual Notice of Assessment date — confirm the date printed on your notice.

Where do I file PT-311A in DeKalb County?

DeKalb Board of Tax Assessors — dekalbcountyga.gov/tax-assessors-office for current methods.

Decatur city taxes?

City taxes still use the county assessment — appeal lowers the shared base.

Condo appeals in DeKalb?

Use building-level or complex-matched sales — not unrelated single-family resales.

Does Protestly help DeKalb County owners?

Yes — $29.99 comparable sales packets for BOE hearings.

What should I bring to a DeKalb County BOE hearing?

Two printed copies of your comp map, three building-type-matched sales in your DeKalb submarket, your PT-311A filing receipt, and a one-page January 1 fair market value conclusion — the same packet you used at the assessor conference when that meeting occurred.