How to appeal your property taxes in Fannin County, Georgia
In Fannin County, if the value on your notice is too high, you can ask to have it lowered. You don't need a lawyer.
Checked against official sources: Oct 21, 2026
Can I still appeal?
Closed for 2026 — opens between April and July 2027
Closed for most 2026 notices (45 days after mailing; Fulton County's was July 31, 2026). The next window opens when 2027 notices go out, usually April to July.
Fannin County homeowners pay a median of $1,021 a year in property tax on a median home value of $306,600. Its effective tax rate (property taxes paid as a share of home values, per the Tax Foundation) is 0.40%, the 157th highest of 159 Georgia counties. Your home's value is set by the Fannin County Board of Tax Assessors. You appeal to the assessors first; if they don't settle, your case goes to the county Board of Equalization (or an arbitrator, if you choose).
File a written appeal with the county Board of Tax Assessors within 45 days of the date the assessment notice was mailed. The exact last day is printed on the notice. Example: Fulton County's 2026 deadline was July 31, 2026 for most owners. If the assessors change your value after reviewing the appeal, you have 30 days to appeal the amended notice.
Missed the deadline? What you can do now
- Check your notice: is your homestead exemption on it and was the floating homestead exemption (HB 581) applied? If an exemption is missing, ask the office that sets your value. Exemptions have their own deadlines.
- Set a reminder for April 2027, when the next notice usually arrives. Then check the value and the deadline right away. Add to my calendar
Where to file in Fannin County
Fannin County Board of Tax Assessors
Phone: 706-632-5954
Address: 400 West Main Street, Suite 102, Blue Ridge, GA 30513
Chief Appraiser: Dawn Cochran
Sets your home's value and handles appeals. The tax commissioner, a separate office, sends the bill and handles homestead filings in some counties.
Tax commissioner
Official website: fannincountytax.com
Sends the tax bill and collects payment. It can't change your value.
How to appeal in Fannin County, step by step
Read your notice
The county mails an Annual Notice of Assessment every year, usually between April and July depending on the county. The notice shows the deadline to appeal.
Check your property record
Look up your home on the Fannin County Board of Tax Assessors website and check square footage, bathrooms, condition and features. Mistakes are the easiest wins. Use our record card checklist.
File by the deadline
File a written appeal (state Form PT-311A, a letter, or the county's online system) with the Fannin County Board of Tax Assessors within 45 days of the date on your assessment notice. Pick your route: Board of Equalization (free) or arbitration.
Gather evidence
What works in Georgia:
- Sales of similar homes nearby around January 1
- Your own recent purchase price
- A certified appraisal
- Photos and repair estimates for condition problems
- Values of similar neighboring homes to show lack of uniformity
More detail
- Sales of similar homes nearby around January 1
- Your own recent purchase price (it caps the next year's value if it was an arm's-length sale)
- A certified appraisal (required for arbitration)
- Photos and repair estimates for condition problems
- Values of similar neighboring homes to show lack of uniformity
Go to the hearing
Bring copies of your evidence for each board member. Keep to the value of your home, not the size of the bill.
More detail
The Board of Tax Assessors must prove its opinion of value and the validity of its assessment by the more convincing evidence (“a preponderance of the evidence”: more likely true than not). Facts about the property (size, features) on the county's records are presumed correct, but the value is not.
If you disagree with the decision
Next step: Superior Court of the county. Within 30 days after the Board of Equalization, arbitrator or hearing officer decision is mailed or delivered. Send a written notice of appeal to the Board of Tax Assessors. A settlement conference is held first. Then you pay the $25 court filing fee and the case goes to Superior Court, usually before a jury. Taxes for the last year finally determined must be paid before the court will hear the case. If the final value is 85% or less of the Board of Equalization value, you can recover court costs and reasonable attorney's fees.
The official appeal form is PT-311A: Appeal of Assessment Form.
Open Form PT-311AHow much could you save?
Enter the market value on your assessment notice and what you think the home would really sell for. We estimate the yearly saving if the board agrees with you.
Some states cap how fast the taxable value of a home can rise (California, Florida, Michigan and Texas homesteads, for example). If your taxable value is already held below market value by a cap, a lower market value may not lower this year's bill.
Free property tax appeal letter
Fill in your details and download a written appeal statement as a PDF. Most boards also require their own appeal form: file the form and attach this letter and your evidence to it.
The 2026 deadline in Georgia has passed. We set this letter to the 2027 tax year: send it after your 2027 notice arrives.
RobinClaim is a free information site, not a law firm or appraiser. The letter is a template, not legal advice.
Fannin County property tax appeal FAQ
What is the deadline to appeal property taxes in Fannin County?
File a written appeal with the county Board of Tax Assessors within 45 days of the date the assessment notice was mailed. The exact last day is printed on the notice. Example: Fulton County's 2026 deadline was July 31, 2026 for most owners. If the assessors change your value after reviewing the appeal, you have 30 days to appeal the amended notice.
Where do I file a property tax appeal in Fannin County?
With the Fannin County Board of Tax Assessors, within 45 days of the assessment notice, using Form PT-311A, a letter or the county's online appeal system.
How do I contact the Fannin County Board of Tax Assessors?
Phone 706-632-5954. Website: qpublic.net.
Does it cost anything to appeal?
No fee for the Board of Equalization. Arbitration: you pay for your certified appraisal, and you pay the arbitrator's fee if the county's value is closer to the arbitrator's decision than yours.
Sources
Contact details change; call or check the office website before you visit.