AppealDesk

DeKalb County Property Tax Appeal, Georgia

Travis BunnTravis Bunn·Updated July 24, 2026

Watch: How to appeal your property taxes in DeKalb County

DeKalb County is Georgia's fourth-most populous county with approximately 770,000 residents and is part of the greater Atlanta metropolitan area. The county seat is Decatur, and the area includes major population centers like Brookhaven, Dunwoody, Tucker, Stone Mountain, Doraville, Lithonia, and Clarkston. Property tax appeals matter significantly in DeKalb County because the median homeowner pays around $3,586 annually in property taxes, which is higher than the Georgia state median of $2,554 and above the national median of $3,211. With the county's effective tax rate of 0.96% applied to a median home value of $375,400, even a 10% over-assessment means homeowners are overpaying year after year until they successfully appeal.

Notable cities: Decatur, Brookhaven, Dunwoody, Tucker, Stone Mountain, Doraville, Lithonia, Clarkston

Median Home

$375,400

Tax Rate

0.96%

Annual Tax

$3,586

Population

770,000

On the typical DeKalb County home, valued near $375,400 at the county’s effective tax rate of 0.96%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: 45 days from the date printed on your Annual Assessment Notice

The DeKalb County Board of Assessors mails Annual Notices of Assessment in late May or early June each year. Property owners have 45 days from the date printed on the notice to file an appeal. For 2026, the typical deadline for most properties is July 13, 2026. Your appeal form or letter must be postmarked by the U.S. Postal Service by the deadline date shown on your specific notice to ensure acceptance as a timely appeal. Missing the deadline means waiting until the following year to appeal.

Want the full walkthrough? Read our DeKalb County Property Tax Appeal Guide with evidence strategies and hearing tips.

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Rocking chairs on a Georgia front porch. DeKalb County appeal guide.

How DeKalb County Assesses Property

40%of market value

Assessed by: DeKalb County Property Appraisal Department, Board of Assessors

Assessment cycle: annual

Notices typically mailed: Late May to early June

In Georgia, residential property is assessed at 40% of its fair market value. This means the assessed value used to calculate your property taxes is 40% of what your home would sell for on the open market. For example, if your home's market value is $375,400 (DeKalb County's median), at Georgia's 40% assessment ratio your assessed value would be $150,160, resulting in approximately $3,586 in annual taxes at the county's effective rate of 0.96%.

The Appeal Process

Appeals are heard by the Board of Equalization. Board of Equalization hearings are informal proceedings where a three-member panel of trained local property owners hears evidence from both the appellant and the county appraiser. Hearings typically last 15-30 minutes, and you'll receive a decision notice by certified mail within 10 days. The board can only lower or maintain your assessed value based on the evidence presented.

1

Review your Annual Assessment Notice carefully when it arrives in late May or early June, noting the assessed value, appeal deadline (45 days from notice date), and your property details

2

Research comparable sales of similar properties in your DeKalb County neighborhood and gather evidence such as recent sales data, photos of property condition issues, repair estimates, and documentation of any assessment errors (incorrect square footage, room count, etc.)

3

File your appeal within 45 days using the online portal at dekalbcountyga.gov, by mail to 325 Swanton Way, Decatur, GA 30030, or in person at the Property Appraisal Department office. Include your Parcel ID Number, property address, and daytime phone number

4

Wait for the Board of Assessors to review your appeal - they may offer a revised value. If you accept, the case is closed. If not, your appeal is certified to the Board of Equalization and you'll receive a hearing notice by mail typically 3-4 weeks before your scheduled hearing date

5

Attend your Board of Equalization hearing at 325 Swanton Way, 1st Floor, Decatur, GA 30030. Present your evidence including comparable sales, photos, and documentation. The hearing is informal and typically lasts 15-30 minutes. The three-member panel will hear from you first, then the county appraiser, before making a decision

6

If you disagree with the Board of Equalization decision, you have 30 days from the decision date to file an appeal to DeKalb County Superior Court, or you may choose nonbinding arbitration or a hearing officer as alternative dispute resolution options

7

If your appeal is successful at any level, you will receive either a refund or an adjusted tax bill. A successful appeal can also lock in a lower value for three years under Georgia law

Required form: Appeal form or letter stating intent to appeal (must include Parcel ID Number, property address, and daytime phone number)

Filing Methods

online:Online appeal portal available during the 45-day appeal period through the DeKalb County Property Appraisal Department website at dekalbcountyga.gov/departments/property-appraisal
mail:DeKalb County Property Appraisal Department, 325 Swanton Way, Decatur, GA 30030
in-person:Property Appraisal Department office at 325 Swanton Way, Decatur, GA 30030, Monday-Friday 8:30 AM - 5:00 PM

Evidence to Bring

Recent comparable sales of similar nearby properties (within last 6-12 months)Photos of property condition issues (interior, exterior, and surrounding area)Documentation of assessment errors (incorrect square footage, room count, or property details)Professional appraisal reportsRepair estimates for property defectsPurchase price documentation if recently acquired

DeKalb County Assessor Contact

DeKalb County Property Appraisal Department

Phone: 404-371-0841

Address: 325 Swanton Way, Decatur, GA 30030

Website: https://www.dekalbcountyga.gov/departments/property-appraisal

Online Portal: https://www.dekalbcountyga.gov/departments/property-appraisal

Hours: Monday-Friday, 8:30 AM - 5:00 PM

Tax Exemptions in DeKalb County

Basic Homestead Exemption

$12,500 exemption for school taxes, $10,000 exemption for county levies (except bonds), and 2.5 mil reduction off assessed value

Standard exemption for all DeKalb County homeowners who own and occupy their home as their primary residence

Eligibility: Must own and occupy the home as primary residence as of January 1, have all vehicles registered at the property address, have Georgia ID or driver's license showing residency at the property, file income taxes from the property, and not have a homestead exemption elsewhereDeadline: April 1 (but can apply year-round; applications after April 1 are processed for the following year)

Senior Exemption (Age 62+)

H3: Full exemption from school taxes plus $10,000 county levy exemption (requires $10,000 Georgia net income limit); H7: $22,500 reduction for school taxes plus $10,000 for county levies (requires $40,000 gross income limit)

Enhanced exemptions for homeowners age 62 or older or 100% permanently disabled (non-veteran) with income limits

Eligibility: Must be 62 years old or 100% permanently disabled as of January 1, have existing homestead exemption, and meet income requirementsDeadline: April 1

Senior Exemption (Age 65+)

Full exemption from school taxes and up to $14,000-$16,500 for county levies depending on income level (various income thresholds between $10,000-$37,500 Georgia net income)

Additional enhanced exemptions for homeowners age 65 or older with income limits

Eligibility: Must be 65 years old or 100% permanently disabled as of January 1, have existing homestead exemption, and meet specific income requirementsDeadline: April 1

Senior Exemption (Age 70+)

Full exemption from school taxes plus $10,000 for county levies (except bonds)

School tax exemption for seniors age 70 and older with higher income limits

Eligibility: Must be 70 years old as of January 1 with household income limit of $113,664 federal adjusted gross income plus municipal bondsDeadline: April 1

Disabled Veteran Exemption

$81,353 exemption for school levies and $78,853 for all other levies (no age or income requirements)

Substantial property tax exemption for honorably discharged veterans with 100% service-connected disability

Eligibility: Must be an honorably discharged veteran with 100% service-connected disability (or VA-rated less than 100% but paid at 100% rate due to unemployability). May be transferred to un-remarried surviving spouse or spouse of service member killed in actionDeadline: April 1

Senior Disabled Veteran Exemption

Full exemption from all school taxes plus $126,526 exemption for all other levies

Enhanced exemption for disabled veterans age 65 or older meeting income requirements

Eligibility: Must be 65 years old, meet disabled veteran requirements, and have household income of $10,000 Georgia net income or lessDeadline: April 1

Property Assessment Freeze (EHOST)

Freezes assessed value at base year level for county operations

Freezes county assessment value to protect against future property value increases for county tax purposes (does not affect school, city, or state taxes)

Eligibility: Automatically applied to qualifying homestead properties with existing basic homestead exemptionDeadline: Automatic with homestead exemption

DeKalb County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in DeKalb County for 2026?
You have 45 days from the date printed on your Annual Assessment Notice to file a property tax appeal in DeKalb County. The Board of Assessors mails notices in late May or early June each year, which means the typical appeal deadline for 2026 is July 13, 2026. However, your specific deadline is based on the date on your individual notice, so check that date carefully. Your appeal must be postmarked by the U.S. Postal Service by the deadline date to be considered timely. Missing this deadline means you must wait until the following year to challenge your assessment.
How do I file a property tax appeal online in DeKalb County?
The simplest way to file a property tax appeal in DeKalb County is through the online appeal portal at dekalbcountyga.gov/departments/property-appraisal, which is operational during the 45-day appeal period. When filing online, you'll need to include your Parcel ID Number (found on your assessment notice), the street address of your property, and a daytime phone number where you can be reached. The online system walks you through the filing process and allows you to submit your appeal electronically without needing to visit the office or mail paperwork. Make sure to file before your 45-day deadline expires to preserve your appeal rights for the current tax year.
What is the basic homestead exemption worth in DeKalb County?
The basic homestead exemption in DeKalb County provides significant tax savings: $12,500 exemption for school taxes, $10,000 exemption for county levies (except bonds), and an additional 2.5 mil reduction off your assessed value. There are no age or income requirements for this basic exemption - any DeKalb homeowner who owns and occupies the property as their primary residence qualifies. For example, on a home with a market value of $375,400 (the county median), the assessed value would normally be $150,160 at Georgia's 40% ratio. With the homestead exemption applied, your taxable value would be reduced by over $22,500, saving you hundreds of dollars annually in property taxes.
What happens at a Board of Equalization hearing in DeKalb County?
After filing your appeal, you'll receive a hearing notice by mail typically 3-4 weeks in advance with the date and time of your scheduled hearing. All Board of Equalization hearings are held at 325 Swanton Way, 1st Floor, Decatur, GA 30030. The hearing is an informal process where you present your case first to a three-member panel of trained local property owners, then the county appraiser presents their case. Hearings typically last 15-30 minutes, and you should bring evidence such as comparable sales, photos, and documentation of errors. The board members can ask questions of both sides before making their decision. You'll receive the decision in writing by certified mail within 10 days of the hearing.
Can I appeal my DeKalb County property taxes if my home value increased significantly?
Yes, you absolutely can appeal if you believe your assessed value is higher than your property's true fair market value, even if the county increased your value significantly from the prior year. DeKalb County assesses properties annually at 100% of fair market value as of January 1st, then applies the 40% assessment ratio. The strongest appeals are based on recent comparable sales of similar properties in your neighborhood that demonstrate your home is overvalued, documentation of property condition issues or defects, or errors in the property record such as incorrect square footage. You must file within 45 days of your assessment notice date. A successful appeal can lock in a lower value for three years under Georgia law, providing substantial long-term tax savings.
How much can I save by appealing my property taxes in DeKalb County?
The savings from a successful property tax appeal in DeKalb County depend on how much you can reduce your assessed value. With the county's effective tax rate of 0.96%, every $10,000 reduction in your assessed value saves you approximately $96 per year in property taxes. For example, if you successfully reduce your assessed value from $150,000 to $135,000 (a $15,000 reduction), you would save approximately $144 annually. Because a successful appeal in Georgia can lock in your value for three years, your total savings would be around $432 over that period. On the typical DeKalb County home valued at $375,400, even a 10% reduction would save over $350 annually, or more than $1,000 over three years.
What evidence do I need to win my DeKalb County property tax appeal?
The strongest evidence for a DeKalb County property tax appeal includes recent comparable sales (3-5 similar homes that sold within the last 6-12 months in your neighborhood showing lower values), photos documenting property condition issues like deferred maintenance or damage, and documentation of any errors in your property record such as incorrect square footage, room count, or features. The Board of Equalization gives significant weight to actual market transactions, so comparable sales are your best evidence. You should also bring copies of repair estimates if your property has defects, a professional appraisal if you've had one done, and your recent purchase price if you bought the home recently for less than the assessed value. Present your evidence in an organized, factual manner focusing on market value, not your ability to pay taxes or how much taxes increased.
Do I have to pay my DeKalb County property taxes while my appeal is pending?
Yes, Georgia law requires you to pay a temporary assessed value while your appeal is pending - you cannot simply withhold payment. The temporary value is the lesser of your prior year's assessed value or 85% of the current year's proposed value. DeKalb County property tax bills are issued around September 1 and are due by September 30, 2026, which is earlier than most Georgia counties. Failure to pay by September 30 results in penalties and interest regardless of whether you have a pending appeal. If your appeal is successful, you'll receive a refund of any overpayment with interest. The temporary billing rule protects both you from overpaying and the county from losing revenue while appeals are processed.

Official Resources

DeKalb County Property Appraisal Department →

Official county property appraisal website for filing appeals, searching property values, and accessing assessment information.

DeKalb County Tax Commissioner - Property Tax Information →

Official tax payment portal for searching bills, making payments, and applying for homestead exemptions online.

DeKalb County Property Search & Tax Records →

Online property search tool to look up assessment values, tax bills, payment history, and exemption status for any DeKalb County property.

Georgia Department of Revenue - Property Tax Division →

State-level property tax resources including assessment standards, appeal rights, exemption programs, and guidance for Georgia homeowners.

For state-wide appeal information including Georgia's assessment ratio and deadlines, see our Georgia Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Georgia Counties

Barrow County (Winder)Bibb County (Macon)Bryan County (Richmond Hill)Carroll County (Carrollton)Chatham County (Savannah)Cherokee County (Canton)
← All Georgia property tax appeal info

Sources: https://www.dekalbcountyga.gov/departments/property-appraisal | https://dekalbtax.org/property-tax/ | https://www.ownwell.com/property-tax/dekalb-county | https://smartasset.com/taxes/dekalb-county-georgia-property-tax-calculator | https://www.appealdesk.com/appeals/georgia/dekalb | https://usafacts.org/answers/how-many-people-live-in-the-us/county/dekalb-county-ga/

Last verified: 2026-07-24