Gwinnett County Property Tax Appeal (Suwanee & Lawrenceville)

Appeal Gwinnett County assessments within 45 days. PT-311A, two-copy BOE evidence packet, Suwanee / Peachtree Corners comps, assessor conference + BOE tips, $29.99 packet.

Gwinnett County Board of Tax Assessors values Lawrenceville, Duluth, Buford, Suwanee, Peachtree Corners, and one of metro Atlanta’s fastest-growing suburban inventories. Your Annual Notice of Assessment sets fair market value — file Form PT-311A within 45 days when that value exceeds market evidence.

Gwinnett County is not one market. Peachtree Corners townhomes, Suwanee master-planned phases, Lawrenceville resale corridors, and Buford’s mixed-age stock rarely share buyers. BOE hearings reward subdivision-level comps and clear 40% assessment math when you argue January 1 fair market value.

Hall County and Forsyth spillover can pull Gwinnett values upward near county lines, but a Suwanee new-build is not automatically comparable to a Flowery Branch resale just because both sit north of Atlanta. File on time, then lead with hyper-local evidence segmented by school cluster and build era.

Gwinnett County assessor staff often schedule an informal conference after PT-311A is filed. Treat it as negotiation: arrive with Suwanee / Peachtree Corners / Lawrenceville comps tied to your notice date, a one-page map, and a single fair market value ask. Many north-metro appeals close at this step when owners show phase-level equity — reserve BOE time for cases where staff will not move off bulk appraisal models.

When the Gwinnett Board of Equalization schedules your hearing, bring the same printed packet you prepared for the assessor conference: two copies of your comp map, school-cluster comps, and one-page January 1 fair market value conclusion. Gwinnett BOE panels expect paper evidence organized by submarket — not countywide medians on a phone screen.

When is the Gwinnett 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 Gwinnett County appeal with?

File your Gwinnett County appeal with Gwinnett County Board of Tax Assessors. PT-311A filing, homestead, online records.

Gwinnett County Board of Tax Assessors

PT-311A filing, homestead, online records

Gwinnett Board of Equalization

BOE hearings after assessor-level review

How do I appeal property taxes in Gwinnett County?

Verify fair market value, 40% assessed value, homestead status, and building sketch on the assessor portal.

Review your Gwinnett County assessment

Verify fair market value, 40% assessed value, homestead status, and building sketch on the assessor portal.

File Form PT-311A within 45 days

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

Segment Suwanee / Peachtree Corners / Lawrenceville comps

New construction in one Gwinnett County phase should not comp to 1990s resale in another city without documented adjustments.

Assemble a two-copy BOE evidence packet

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

Attend assessor conference or BOE hearing

Many Gwinnett 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 Gwinnett Board of Equalization on your scheduled hearing date.

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

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

PT-311A — Appeal of Assessment

Standard Georgia appeal form for Gwinnett County residential property.

What happens at a Gwinnett County BOE hearing?

Gwinnett County BOE panels expect printed packets segmented by city and school cluster. Arrive with two copies, lead with your concluded January 1 fair market value, and walk two or three best adjusted comps — Peachtree Corners townhomes and Suwanee single-family phases need separate pools.

Assessor conference

Gwinnett assessor staff frequently offer an informal conference after PT-311A is filed. Bring two copies of your comp map, three adjusted sales in your school cluster, and a one-page fair market value conclusion. Outcomes vary — if the conference does not resolve the gap, the same packet structure works at BOE.

BOE evidence packet at hearing

Gwinnett County BOE panels expect printed packets segmented by city and school cluster. Arrive with two copies, lead with your concluded January 1 fair market value, and walk two or three best adjusted comps — Peachtree Corners townhomes and Suwanee single-family phases need separate pools.

BOE hearing format

Gwinnett BOE panels see heavy suburban volume — hyper-local comps with explained adjustments outperform countywide medians or Atlanta intown sales.

Peachtree Corners vs. Suwanee

Peachtree Corners townhome and condo products behave differently from Suwanee single-family master-planned phases — treat them as separate Gwinnett County submarkets.

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

Comparable sales adjusted to notice-date fair market value inside your Gwinnett County city or subdivision cluster.

Comparable sales adjusted to notice-date fair market value inside your Gwinnett County city or subdivision cluster.

Equity when similar Gwinnett 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

Gwinnett County appeal deadline?

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

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

Gwinnett Board of Tax Assessors — see gwinnettassessor.manatron.com for current submission methods.

BOE vs. assessors in Gwinnett?

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

School district comps in Gwinnett?

Match comps within the same school cluster when possible — Gwinnett BOE panels know cluster boundaries.

Does Protestly help Gwinnett County owners?

Yes — $29.99 comparable sales packets for BOE hearings.

What should I bring to a Gwinnett County BOE hearing?

Two printed copies of your comp map, three adjusted sales in your Gwinnett school cluster, 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.