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This checklist covers general steps and documents needed for accurate tax assessments across important counties like Fulton, DeKalb, Cobb, and Gwinnett.
1. Understand the Property Tax Process
- Assessment Cycle: Property in Georgia is generally assessed annually. Check your county’s calendar for important dates (typically, the assessment notices are mailed between April and July).
- Valuation Date: The value of your property is based on the fair market value as of January 1st of the tax year.
- Appeal Deadlines: Once the assessment is sent, you usually have 45 days to file an appeal if you disagree with the valuation.
6. Gather Property Information
- Property Deed: Ensure you have the most recent deed for the property.
- Parcel ID: Obtain the property’s unique parcel identification number (PIN), which can be found on previous tax bills or on your county’s property appraiser website.
- Site Improvements: Any new construction, renovations, or improvements must be documented and reported as they can impact the assessment value.
2. Review Last Year’s Assessment
- Previous Tax Bill: Review the tax bill from the prior year to identify any discrepancies or unusual increases.
- Assessment History: Compare previous years’ assessments to identify trends and anticipate changes.
7. Confirm Zoning and Land Use Information
- Ensure your property’s current zoning is accurately reflected, as misclassification (e.g., commercial vs. residential) could lead to incorrect valuation.
- Check for any changes in land use or rezoning applications that might have been made without your knowledge.
3. Check for Applicable Exemptions
- Freeport Exemption (for business inventory): If applicable, you may be able to reduce your tax liability on business inventory.
- Historic Property Exemption: If your property is on the historic registry, you may qualify for reduced taxes under the Historic Preservation Tax Credit program.
- Energy-efficient Improvements: Verify if any energy-efficient upgrades on your property qualify for deductions.
8. Evaluate the Property’s Market Value
- Comparable Sales: Obtain data on recent sales of similar commercial properties in your county to see if your assessed value aligns with market trends.
- Appraisal: Consider hiring an independent real estate appraiser to get an accurate estimate of your property’s fair market value if you believe the county’s assessment is too high.
4. Review Tax Rates
Millage Rate: Each county has its own millage rate (tax rate), which is multiplied by the assessed value of your property. Check the current millage rate for your county.
- For example:
- Fulton County: Millage rates vary based on city and school district.
- Cobb County: Known for lower millage rates compared to other counties.
- DeKalb and Gwinnett Counties: Have separate rates for incorporated vs. unincorporated areas.
9. Prepare for an Appeal (if necessary)
- Grounds for Appeal:
- Value is incorrect (property worth less than assessed).
- Uniformity issue (similar properties have lower assessments).
- Error in property details (incorrect square footage, zoning, etc.).
- Documentation Needed:
- Recent appraisals, comparable sales, financial records (rent rolls, income statements), and cost data (construction or improvement costs).
- File an Appeal: If you’re in disagreement, file an appeal either online or in person within the appeal window. Most counties offer multiple levels of appeal (County Board of Assessors, Board of Equalization, Arbitration, etc.).
5. Monitor Your Property’s Condition
- Physical Inspection: Make sure your property is well-maintained as any deferred maintenance or damage can affect your property’s value, which could be grounds for a lower assessment.
- Photographs: Document the condition of the property annually, especially if you plan to appeal an assessment based on deterioration.
10. Stay Updated with County-Specific Requirements
- Fulton County: Uses the Property Search Tool on the Fulton County Tax Assessor’s website to find detailed property records and valuations.
- Cobb County: You can access the Cobb County Tax Assessor page for specific deadlines and online services for appealing assessments.
- DeKalb County: Offers online property tax estimators and detailed instructions on filing an appeal.
- Gwinnett County: Check the Gwinnett County Property Assessment Department for tools to research property data and millage rates.
This checklist should help ensure your property tax assessment process is accurate and provide you with the steps to lower your tax liability if needed. Each county may have additional nuances, so be sure to refer to the specific guidelines from your county’s tax assessor’s office.
Process of filing an appeal for your commercial real estate property tax assessment in Georgia. Here’s a step-by-step breakdown of how to proceed.
1. Review Your Assessment Notice
- Assessment Notices: You’ll receive an assessment notice in the mail from the County Tax Assessor’s office, usually between April and July. This will include the fair market value (FMV) of your property.
- Deadline to Appeal: You have 45 days from the date on the notice to file an appeal. Missing this deadline could mean waiting another year to contest your property’s value.
2. Identify the Grounds for Your Appeal
- Incorrect Valuation: If you believe the fair market value of your property is incorrect compared to similar properties or recent sales.
- Lack of Uniformity: If properties similar to yours are assessed at a lower value, indicating a lack of uniformity in the assessment process.
- Errors in Property Details: If the assessor has incorrect information about your property, such as square footage, zoning, or improvements.
3. Gather Supporting Evidence
Collect as much evidence as possible to back up your claim:
- Property Appraisals: Obtain a professional appraisal for an accurate market value.
- Comparable Sales: Collect data on recent sales of comparable properties.
- Income Statements: If applicable, provide income and expense reports to show the income generated by your property.
- Photos: Document any issues or changes in your property that may affect its value.
4. Choose Your Appeal Method
In Georgia, there are three main options to appeal your property tax assessment:
- County Board of Equalization (BOE): A panel of citizens that reviews the valuation. This option is free and the most common.
- Hearing Officer: Available for appeals on non-homestead properties with a value greater than $500,000. The officer must have specific appraisal qualifications.
- Binding Arbitration: This method requires a deposit (typically the equivalent of the property tax on the disputed value) and is resolved by a third-party arbitrator.
5. File Your Appeal
You can file your appeal online or in person, depending on your county. Here are the specific instructions for key Georgia counties:
- Fulton County: Visit the Fulton County Tax Assessor’s website and use the Appeal Process section to file online or submit the required form by mail.
- Cobb County: Appeal online through the Cobb County Tax Assessor’s website, or download the appeal form and submit it in person or by mail.
- DeKalb County: The DeKalb County Tax Assessor’s site offers an online portal to appeal your assessment, or you can submit the appeal form manually.
- Gwinnett County: Use the online tools available on the Gwinnett County Tax Assessor’s website to file the appeal.
6. Attend the Appeal Hearing
- Once you submit the appeal, you will be notified of a hearing date. Be prepared to present your evidence and make a case for why the property is overvalued.
- If you are not satisfied with the decision, you can escalate the case to the Superior Court of your county.
7. Follow Up
- After the appeal is resolved, you will receive a new assessment. If your appeal is successful, the tax reduction will apply to the current tax year, and you may receive a refund if you’ve already paid.
Assistance
If you’re not familiar with the process or find it overwhelming, recommend consulting with a professionals at KNAV who specializes in property tax appeals in Georgia. We can handle the entire process, from gathering evidence to filing the appeal and representing you at hearings. Let us know if you need more specific help on any part of this process!
