Forsyth County Property Tax Appeal — Georgia

Rob Hartley·Updated February 15, 2026

Forsyth County is conveniently located between Atlanta and the north Georgia mountains. The county is consistently ranked as one of the fastest growing counties in the United States. Forsyth County is a great place to call home and to do business. We have tax rates among the lowest in the metro Atlanta, an award-winning parks and recreation system, and nationally recognized schools and teachers. Median Forsyth County effective property tax rate: 1.18%, significantly higher than the national median of 1.02%. Median annual Forsyth County tax bill: $3,982, $1,582 higher than the national median property tax bill of $2,400.

Notable cities: Cumming, Suwanee, Johns Creek, Alpharetta

Median Home

$350,550

Tax Rate

1.18%

Annual Tax

$3,982

Population

250,000+

2026 Appeal Deadline: 45 days from the mailing date of the notice of assessment

If the taxpayer wishes to appeal the fair market value on the notice of assessment, the appeal must be sent to the board of tax assessors and postmarked no later than 45 days from the mailing date of the notice of assessment. The property owner then has a 45-day period to appeal the assigned value.

Property in Forsyth County, Georgia — local tax assessment and appeal guide

How Forsyth County Assesses Property

40%of market value

Assessed by: Board of Assessors

Assessment cycle: annual

Notices typically mailed: May

A property's assessed value represents a part of its market value. Assessed value represents 40% of a property's market value. If your home's market value is $350,550, at Georgia's 40% assessment ratio your assessed value would be $140,220, resulting in approximately $4,142 in annual taxes at the county's effective rate of 1.18%.

The Appeal Process

Appeals are heard by the Board of Equalization. The Forsyth County Board of Equalization (BOE) consists of citizens of the county appointed by the Grand Jury for the purpose of providing independent and unbiased hearings of appeals regarding property taxes. Your Decision Letter will be given to you at the end of each Appeal Hearing.

Step 1: Receive your property assessment notice in May and review the fair market value determination

Step 2: File your appeal within 45 days of the mailing date on the notice using form PT-311A

Step 3: Submit evidence supporting your appeal including comparable sales, photos of property conditions, or repair estimates

Step 4: Attend your Board of Equalization hearing when scheduled to present your case

Step 5: If you disagree with the Board of Equalization decision, file an appeal in Superior Court within 30 days

Required form: PT-311A

Filing Methods

mail:110 East Main Street, Suite 260 Cumming, GA 30040

in-person:Administration Building, Suite 260 in Cumming, Georgia

Evidence to Bring

comparable salesproperty photosrepair estimatesappraisal reports

Forsyth County Assessor Contact

Forsyth County Tax Assessor

Phone: (770) 781-2106

Address: 110 East Main Street, Suite 260 Cumming, GA 30040

Website: https://www.forsythco.com/Departments-Offices/Board-of-Assessors

Online Portal: https://qpublic.schneidercorp.com/Application.aspx?App=ForsythCountyGA&PageType=Search

Tax Exemptions in Forsyth County

Standard Homestead Exemption (S1)

Forsyth's existing homestead exemption, which leaders say offers a better deal for residents

If you own the property, reside on that property and are a legal resident of the county, all as of January 1 of the tax year, you may qualify for Homestead Exemption.

Eligibility: Owner-occupied primary residence as of January 1Deadline: April 1

Age 65 and Over Exemption

Additional exemption for seniors

Age 65 Tax Exemptions Can Now Be Filed Online

Eligibility: Must be 65 or older and meet homestead requirementsDeadline: April 1

Disabled Veteran Exemption

Varies based on disability rating

Exemption for veterans with service-connected disabilities

Eligibility: Must be a disabled veteran with proper documentationDeadline: April 1

Official Resources

Forsyth County Board of Assessors →

Official county assessor website with property search, forms, and exemption information

Forsyth County Property Search (qPublic) →

Search for property values, assessment information, and property details online

Georgia Department of Revenue - Forsyth County Property Tax Facts →

State resource with county-specific property tax information and appeal forms

Forsyth County Tax Commissioner →

Pay property taxes online, access billing information, and contact tax office

Forsyth County Appeal Statistics

% Who Appeal

2.7%

Check Your Forsyth County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Forsyth County?

The appeal must be sent to the board of tax assessors and postmarked no later than 45 days from the mailing date of the notice of assessment. The Tax Assessor's office assigns a value to the property and an assessment notice is mailed to each individual property owner in May of the following year. The property owner then has a 45-day period to appeal the assigned value. This typically gives you until mid to late June to file your appeal, but check the specific date on your assessment notice.

How do I file a property tax appeal in Forsyth County online?

While Forsyth County offers online property search through their qPublic system at https://qpublic.schneidercorp.com/Application.aspx?App=ForsythCountyGA&PageType=Search, Appeal forms can be found by visiting https://dor.georgia.gov/local-government-services/digest-compliance/real-and-personal-property-forms-and-applications and clicking on the document called 'PT-311A'. You must print, complete, and mail or hand-deliver the form to the Tax Assessor's office at 110 East Main Street, Suite 260 Cumming, GA 30040 within the 45-day deadline period.

What is the homestead exemption worth in Forsyth County?

Forsyth's existing homestead exemption, which leaders say offers a better deal for residents than the new statewide exemption under HB 581. If you own the property, reside on that property and are a legal resident of the county, all as of January 1 of the tax year, you may qualify for Homestead Exemption. Applications must be submitted by April 1 of the tax year. The county offers additional exemptions for seniors over 65 and disabled veterans.

What happens at a Board of Equalization hearing in Forsyth County?

The Forsyth County Board of Equalization (BOE) consists of citizens of the county appointed by the Grand Jury for the purpose of providing independent and unbiased hearings of appeals regarding property taxes. During your hearing, you'll present evidence supporting your property value appeal, such as comparable sales or property condition documentation. Your Decision Letter will be given to you at the end of each Appeal Hearing. Should the taxpayer disagree, said taxpayer has 30 days from the date of the decision to file an appeal in the Superior Court.

How much can I save by appealing my property taxes in Forsyth County?

The 2023 numbers provided by Forsyth County show that a 'successful' appeal can often result in no more than pocket change. One unidentified property that was originally assessed at more than $1.7 million saw its valuation drop by exactly $100 following the appeals process. However, another Forsyth property initially valued at roughly $2.88 million fell to less than $1.3 million after an appeal, resulting in an enormous tax savings. Results vary widely based on the strength of your evidence and the specifics of your property valuation.

What evidence do I need for a Forsyth County property tax appeal?

For a successful property tax appeal in Forsyth County, you should gather Previous appraisals, expert opinions, and appraisals for similar properties may be attached to the appeal as supporting documentation. The most effective evidence includes recent comparable sales of similar properties in your neighborhood, photographs showing any property defects or needed repairs, professional appraisals, and repair estimates from licensed contractors. The increase amount of the assessment or the total amount of taxes due are not valid grounds for an appeal.

Can I still pay my property taxes while my appeal is pending in Forsyth County?

Your property tax bill is still due while your appeal is pending. You can choose to be billed at 85 percent of the initial assessment while your appeal is being resolved, which can provide some financial relief during the appeals process. The due date for payment is November 15th. Past-due taxes accrue additional interest monthly until paid in full. Past-due taxes are also subject to a maximum penalty equal to 20% of the unpaid principal (applied in 5% increments every 120 days past-due).

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

Chatham County (Savannah)Cherokee County (Canton)Clayton County (Jonesboro)Cobb County (Marietta)DeKalb County (Decatur)Fulton County (Atlanta)

← All Georgia property tax appeal info

Sources: https://www.forsythco.com/Departments-Offices/Board-of-Assessors/Assessments | https://dor.georgia.gov/county-property-tax-facts-forsyth | https://www.ownwell.com/trends/georgia/forsyth-county | https://www.tax-rates.org/georgia/forsyth_county_property_tax | https://www.forsythclerk.com/ClerksOffices/BoardOfEqualization.aspx

Last verified: 2026-02-15