Fulton County Property Tax Appeal (Atlanta & Buckhead)

Appeal Fulton County property taxes within 45 days. PT-311A to Fulton assessors, two-copy BOE evidence packet, Atlanta / Buckhead comps, assessor conference + BOE tips, $29.99 Protestly packet.

Fulton County Board of Tax Assessors values property in Atlanta, Sandy Springs, Roswell (south), and unincorporated pockets. Your Annual Notice of Assessment sets fair market value — file Form PT-311A within 45 days when that value exceeds market evidence.

Fulton County is not one market. Buckhead estates, Midtown condos, south Fulton new phases, and Sandy Springs intown townhomes rarely share buyers. BOE hearings reward tight comp geography and clear 40% assessment math when you argue January 1 fair market value.

DeKalb and Cobb spillover can inflate values near the county line, but an intown bungalow is not automatically comparable to a south Fulton new build. File on time, then lead with Fulton County comps segmented by city, era, and product type.

Fulton County assessor staff often schedule an informal conference after PT-311A is filed. Treat it as negotiation, not a courtesy call: arrive with Buckhead / Midtown / south Fulton comps tied to your notice date, building-type-matched sales for condos, and a single fair market value ask. Many intown and Perimeter-adjacent appeals close at this step when owners show product-type equity — reserve BOE time for cases where staff will not move off bulk appraisal models.

When the Fulton Board of Equalization sets a hearing date, use the same printed evidence you would show at the assessor conference: two copies of your comp map, adjustment grid, and one-page January 1 fair market value conclusion. Fulton BOE panels expect organized paper packets — not phone galleries — and rarely admit comps you have not tied to your PT-311A grounds.

When is the Fulton 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 Fulton County appeal with?

File your Fulton County appeal with Fulton County Board of Tax Assessors. PT-311A filing, property records.

Fulton County Board of Tax Assessors

PT-311A filing, property records

Fulton Board of Equalization

BOE hearings after assessor-level appeal

Fulton Tax Commissioner

Tax bills — not assessment appeals

How do I appeal property taxes in Fulton County?

Check fair market value, assessed value (40% ratio), and homestead status.

Review your Annual Notice

Check fair market value, assessed value (40% ratio), and homestead status.

File Form PT-311A

Submit to Fulton Board of Tax Assessors within 45 days with your proposed value and grounds.

Assemble a two-copy BOE evidence packet

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

Attend assessor conference or BOE hearing

Many Fulton appeals resolve before BOE when packets include a map, adjustment grid, and clear January 1 value conclusion at the assessor conference. If staff will not adjust, present the same printed evidence to the Fulton Board of Equalization on your scheduled hearing date.

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

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

PT-311A — Appeal of Assessment

Standard Georgia appeal form for Fulton County residential property.

What happens at a Fulton County BOE hearing?

Fulton County BOE panels work from printed packets. Arrive with two copies — one for you and one for the panel. Open with your concluded January 1 fair market value, walk two or three best adjusted comps, then equity if time allows. Do not debut a new comp set at BOE that you never previewed at the assessor conference when that meeting occurred.

Assessor conference

Fulton assessor staff frequently offer an informal conference after PT-311A is filed. Bring two copies of your comp map, three adjusted sales in your submarket, and a one-page fair market value conclusion. Condo owners should lead with building-level sales — not default suburban single-family comps. Outcomes vary — if the conference does not resolve the gap, the same packet structure works at BOE.

BOE evidence packet at hearing

BOE hearing format

Fulton BOE hearings are evidence-focused. Owners should explain 40% assessed value implications but lead with fair market value supported by comps.

Atlanta condo appeals

Use sales in the same building or competing buildings with similar HOA fees — not suburban Fulton single-family sales.

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

Comparable sales adjusted to notice-date market value.

Equity when similar 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

Fulton County appeal deadline?

45 days from your Annual Notice of Assessment date.

Where do I file PT-311A?

Fulton Board of Tax Assessors — see fultonassessor.org for current submission methods.

BOE vs. assessors?

File with assessors first; unresolved appeals continue to the Board of Equalization.

Protestly for Fulton?

Yes — $29.99 comparable sales packets for BOE hearings.

City of Atlanta separate?

City taxes use the county assessment — lowering fair market value helps both.

What should I bring to a Fulton County BOE hearing?

Two printed copies of your comp map, three adjusted sales in your Fulton 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.