Every spring, Georgia homeowners get an Annual Notice of Assessment from their county tax assessor. It's easy to glance at it, see a number, and toss it in a drawer. But this one piece of mail sets the foundation for your property tax bill, and you only have a short window to act if something looks off. Here's how to read it.

It's a notice, not a bill

The assessment notice is not a bill. It tells you what the county thinks your property is worth and gives an estimate of your taxes. Your actual bill arrives later in the year, once local governments set their millage (tax) rates. Still, the notice is your one chance each year to challenge the value, so it deserves a careful read.

Fair market value vs. assessed value

Your notice shows two key numbers.

Fair market value is the county's estimate of what your property would sell for in an arm's-length transaction as of January 1 of that year. Assessors reach this number using recent sales of comparable properties, your home's size and features, land value, and other data.

Assessed value is the number your taxes are actually calculated on. In Georgia, it's 40% of fair market value. A home with a fair market value of $400,000 has an assessed value of $160,000.

From there, any exemptions you qualify for (such as the homestead exemption) are subtracted. The remaining taxable value is multiplied by the millage rate to produce your tax.

Why the county's number may not match what your home would sell for

The county's fair market value often differs from what an agent would list your home for, and that's normal. Assessors value thousands of properties at once using mass appraisal models. They may not know about a roof that needs replacing, a steep or unusable portion of your lot, or an unfinished basement. They also value everything as of January 1, so a market that shifted since then won't be reflected. Sometimes the county's number is higher than a realistic sale price, and sometimes it's lower.

What to check on your notice

• Property details: square footage, acreage, number of bedrooms and baths, and any listed improvements. Errors here are among the most common and easiest to fix.
• Exemptions: make sure any homestead or other exemptions you've filed for appear on the notice.
• Year-over-year change: a big jump in value is worth a closer look.
• The appeal deadline: it's printed on the notice, and it matters.

How appeals generally work

In Georgia, you typically have 45 days from the date on your notice to file an appeal with the county tax assessor's office. Many counties accept appeals online, by mail, or in person. Miss the deadline and you generally have to wait until next year.

When you file, you choose how you'd like the appeal heard. Most homeowners go to the county Board of Equalization, a panel of local citizens. Other routes include arbitration and, for certain higher-value non-homestead properties, a hearing officer.

The strongest appeals are built on evidence, such as:

• Recent sales of comparable homes nearby that sold for less
• A recent appraisal of your property
• Photos and repair estimates showing condition issues
• Documentation of errors in the county's property record

Before a hearing, the assessor's office often reviews your appeal and may offer an adjusted value. You can accept it or continue to a hearing. If your value is reduced on appeal, Georgia law generally holds that value in place for the following two years as well, unless you make significant improvements.

One more thing: you keep paying while you wait

Even during an appeal, a tax bill will still be issued, usually based on a partial or temporary value. You'll receive a refund or an adjusted bill once the appeal is resolved.

The bottom line

Take a few minutes with your assessment notice when it arrives. Check the details, compare the value to recent sales in your area, and mark the deadline on your calendar. If you have questions about your property's value or want help pulling recent comparable sales, reach out anytime. I'm happy to help.

Stephanie Sticker- e: sticksteph49@gmail.com

RE/MAX Town & Country

This article is for general information only and isn't tax or legal advice. For specifics on your property, contact your county tax assessor's office.