How the appeal process works
Each spring, county Boards of Assessors mail annual assessment notices. If the assessed fair market value overshoots what your home would actually sell for, you file an appeal within the statutory window — typically to the Board of Equalization, a panel of citizens who hear evidence from you and the county. The county brings data. If all you bring is disagreement, you lose.
A certified appraisal with an effective date matching the assessment date gives the board exactly what it needs: verified comparable sales, documented condition — including issues the county's mass-appraisal model cannot see, like an unfinished basement it counted as finished or deferred maintenance — and a supported value conclusion from a licensed professional.
Is an appeal worth it
Run the math first: the difference between the assessed value and your evidence-supported value, times your county's millage, times the years you will own the home. In fast-appreciating areas of Forsyth, Dawson, and Hall counties, mass appraisal models routinely overshoot on unique properties — acreage, lakefront, older homes among new builds — and a successful appeal can also freeze the value for a period under Georgia law.
Why Simmons Appraisals
- Georgia Certified Residential · CR#338575
- 5,000+ appraisals across North Georgia
- Most reports delivered in 2–4 business days
- USPAP-compliant, court-defensible reports
- Chris performs every inspection personally
- Trusted by attorneys, lenders, and homeowners
Common questions
When is the deadline to appeal?
Generally 45 days from the date printed on your annual assessment notice — check the notice itself, as counties issue them on different schedules. Do not wait to order the appraisal.
What effective date should the appraisal use?
The assessment's valuation date — typically January 1 of the tax year. We match the effective date to your county's requirement.
Can I appeal without an appraisal?
You can, but you will be arguing against the county's data with anecdotes. Boards respond to certified evidence.
Assessment too high? The clock is running.
Call or email for a free quote — we confirm fee and timing the same business day.