AppealDesk

Union County Property Tax Appeal, Georgia

Travis BunnTravis Bunn·Updated July 22, 2026

Union County is located in northeast Georgia at the southern tip of the Blue Ridge Mountains, with Blairsville serving as the county seat. The county encompasses 329 square miles and has a 2026 population estimated at 28,110, reflecting steady growth in this mountainous region known for outdoor recreation and mountain living. Union County property taxes are significantly below both state and national averages, with an effective tax rate of 0.52% compared to the national average of 0.92%. On the median home value of $307,400, homeowners pay approximately $1,611 annually in property taxes. This represents one of the lowest tax burdens in Georgia, ranking 155th out of 159 counties, making Union County an attractive location for retirees and those seeking a lower cost of living in a scenic mountain setting.

Notable cities: Blairsville, Suches, Morganton

Median Home

$307,400

Tax Rate

0.52%

Annual Tax

$1,611

Population

28,110

On the typical Union County home, valued near $307,400 at the county’s effective tax rate of 0.52%, 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 on your assessment notice

Georgia law gives you exactly 45 days from the date printed on your Annual Notice of Assessment to file an appeal. The deadline is calculated from the mailing date shown on the notice, not from when you receive it. If the 45th day falls on a weekend or holiday, you must file by the preceding business day. Assessment notices in Union County are typically mailed in spring (mid-May).

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

How Union County Assesses Property

40%of market value

Assessed by: Union County Board of Tax Assessors

Assessment cycle: annual

Notices typically mailed: Spring (typically mid-May)

Georgia law requires all property to be assessed at 40% of its fair market value. In Union County, assessment notices are sent in the spring each year and typically reach your mailbox by mid-May. If your home's market value is $307,400 (Union County's median), at Georgia's 40% assessment ratio your assessed value would be $122,960, resulting in approximately $1,611 in annual taxes at the county's effective rate of 0.52%.

The Appeal Process

Appeals are heard by the Board of Equalization. Board of Equalization hearings in Union County typically allow 5-15 minutes to present your case. The hearing is conducted by board members appointed by the county grand jury, who will review your evidence and ask questions about your property value.

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Step 1: File your written appeal with the Union County Board of Tax Assessors within 45 days of the date printed on your assessment notice. Call (706) 439-6011 to request an appeal form or submit a written letter describing your objection and include your parcel number, property address, and contact information.

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Step 2: The Board of Tax Assessors will review your appeal and may conduct an informal review of your property's valuation. They will notify you in writing of any changes or corrections to your assessment.

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Step 3: If the Board of Tax Assessors makes no changes or you disagree with their decision, your appeal is automatically forwarded to the Union County Board of Equalization for a formal hearing.

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Step 4: Attend your Board of Equalization hearing with evidence supporting your claim, including comparable sales (3-5 similar properties sold within 6-12 months prior to January 1), photographs of property condition, repair estimates, and documentation of assessment errors (incorrect square footage, features, etc.).

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Step 5: The Board of Equalization will issue a written decision. If you disagree with their decision, you may appeal to Superior Court within 30 days of the decision being mailed, or in some cases elect arbitration or a certified hearing officer for properties over $500,000.

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Step 6: If your Superior Court appeal is unsuccessful, you may have additional appeal rights to higher courts. Successful appeals result in a reduced assessment that is locked in for three years (current year plus two additional years).

Required form: Written appeal letter or property tax appeal form (available from Tax Assessor's Office)

Filing Methods

in-person:Union County Tax Assessor's Office, 65 Courthouse Street, Suite 4, Blairsville, GA 30512
mail:Union County Tax Assessor's Office, 65 Courthouse Street, Box 4, Blairsville, GA 30512
phone:Call (706) 439-6011 to request appeal form and filing instructions
fax:(706) 439-6012

Evidence to Bring

Comparable sales: 3-5 similar properties sold for less than your assessed value within the past 6-12 monthsProperty condition documentation: Photos showing defects, needed repairs, or features affecting valueRepair estimates: Written quotes from contractors documenting needed repairs or structural issuesAssessment errors: Documentation of incorrect property characteristics (wrong square footage, lot size, number of rooms, features)Market analysis: Evidence of declining values in your neighborhood or areaProfessional appraisal: Independent appraisal showing lower market value (optional but can strengthen your case)

Union County Assessor Contact

Union County Tax Assessor's Office

Phone: (706) 439-6011

Address: 65 Courthouse Street, Suite 4, Blairsville, GA 30512

Website: https://www.unioncountyga.gov/317/Tax-Assessor

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

Hours: Monday through Friday, 8:00 AM to 4:30 PM

Tax Exemptions in Union County

Standard Homestead Exemption

$2,000 from assessed value

Georgia's standard homestead exemption reduces the assessed value of your primary residence for county and school taxes.

Eligibility: Must own and occupy the home as your primary residence as of January 1 of the tax year. Union County offers only the statewide exemption with no additional local homestead exemptions.Deadline: April 1 for the current tax year

Floating Homestead Exemption

Caps annual taxable value increases (percentage varies)

Automatically caps the annual increase in taxable value for homestead properties, protecting homeowners from rapid assessment increases.

Eligibility: Automatically applies to homeowners who qualify for the standard homestead exemption.Deadline: Included with standard homestead exemption application

Disabled Veteran Homestead Exemption

$126,526 from assessed value for 2026 (adjusted annually)

Substantial exemption for qualifying disabled veterans, their unremarried surviving spouses, or minor children on their primary residence.

Eligibility: Must be an honorably discharged Georgia veteran with 100% service-connected disability, rated unemployable (100%), or have specific qualifying disabilities including loss or loss of use of feet/hands or legal blindness. Must own and occupy as primary residence.Deadline: April 1, but can apply anytime during the year subsequent to the property becoming your primary residence

Senior School Tax Exemption

Varies by county; may include $10,000 exemption from school taxes on assessed value or higher depending on local legislation and income limits

Additional exemption for senior citizens age 62 and older, typically providing relief from school taxes.

Eligibility: Age 62 or older; income limits vary and typically must be under $10,000 in Georgia taxable income for full school tax exemptionDeadline: April 1

Surviving Spouse of Service Member Exemption

$126,526 from assessed value for 2026

Exemption for unremarried surviving spouses of service members killed or who died as a result of any war or armed conflict.

Eligibility: Must be unremarried surviving spouse with documentation from Secretary of Defense confirming spousal benefits received as result of service member's death. Must occupy property as primary residence.Deadline: April 1

Union 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 Union County?
You have exactly 45 days from the date printed on your Annual Notice of Assessment to file an appeal with the Union County Board of Tax Assessors. Assessment notices in Union County are typically mailed in spring, usually mid-May, which means most homeowners have a deadline in late June or early July. The 45-day deadline is calculated from the mailing date shown on your notice, not from when you receive it in your mailbox. Missing this deadline means you must wait another full year to appeal your assessment and will pay the higher taxes during that time. If the 45th day falls on a weekend or holiday, you must file by the preceding business day.
How do I file a property tax appeal in Union County?
To file a property tax appeal in Union County, contact the Tax Assessor's Office at (706) 439-6011 to request an appeal form, or submit a written letter describing your objection. Your appeal must include your property's parcel number, address, and your contact information. You can file in person at 65 Courthouse Street, Suite 4 in Blairsville, by mail to Box 4 at the same address, or by fax to (706) 439-6012. The office is open Monday through Friday from 8:00 AM to 4:30 PM. Include supporting evidence such as comparable sales, photos of property issues, or documentation of assessment errors with your initial filing when possible to strengthen your case.
What is the homestead exemption worth in Union County?
Union County offers the statewide standard homestead exemption of $2,000 from your assessed value for county and school taxes, with no additional local homestead exemptions beyond the state requirement. This $2,000 exemption is deducted from your property's assessed value (which is 40% of market value), not from the market value itself. For a home with a market value of $307,400 (Union County's median), the assessed value would be $122,960, and the homestead exemption would reduce this by $2,000 to $120,960. At Union County's effective tax rate of 0.52%, this exemption saves approximately $10-11 annually. However, the exemption also includes a floating exemption that caps annual increases in taxable value, which can provide more significant long-term savings.
What happens at a Board of Equalization hearing in Union County?
At a Board of Equalization hearing in Union County, you will present your case to board members appointed by the county grand jury who are trained in property assessment and equalization procedures. You typically have 5-15 minutes to present your evidence and explain why your property is overassessed. The board will review your comparable sales data, property condition documentation, repair estimates, and any other evidence you provide. They may ask questions about your property's features, condition, and the comparables you've selected. The hearing is less formal than court, but you should be organized and stick to factual evidence about market value. After reviewing all evidence, the board will issue a written decision either upholding the current assessment, reducing it, or in some cases increasing it if they find errors in your favor.
How much can I save by appealing my property taxes in Union County?
The savings from a successful property tax appeal in Union County depends on how much your assessment is reduced. With Union County's effective tax rate of 0.52%, every $10,000 reduction in your home's market value saves approximately $20.80 per year in property taxes (calculated as $10,000 × 40% assessment ratio × 0.52% tax rate). For example, if you successfully appeal a $307,400 assessment down to $280,000, that $27,400 reduction would save you approximately $57 annually. An important benefit in Georgia is that successful appeals lock in the reduced value for three years, the current year plus two additional years, multiplying your total savings. While Union County's low tax rate means smaller annual savings compared to high-tax counties, the three-year lock-in and cumulative savings still make appeals worthwhile for overassessed properties.
What evidence do I need for a Union County property tax appeal?
For a successful property tax appeal in Union County, you need comparable sales data showing 3-5 similar homes that sold for less than your assessed market value within 6-12 months prior to January 1 of the tax year. Focus on properties in the same neighborhood or comparable location with similar size, age, and condition. You should also document any property condition issues with photographs showing defects, needed repairs, or features that negatively affect value, along with written repair estimates from licensed contractors. Include documentation of any assessment errors such as incorrect square footage, wrong number of rooms, features you don't have, or incorrect lot size. The Union County Board of Tax Assessors wants to see hard data and factual evidence, not opinions about fairness or comparisons to neighbors' tax bills. A professional appraisal can strengthen your case but is optional.
Can I appeal my Union County property taxes if I disagree with the Board of Equalization decision?
Yes, if you disagree with the Union County Board of Equalization's decision on your property tax appeal, you have the right to appeal to Superior Court within 30 days of the date the BOE decision is mailed to you. This deadline is strict and cannot be extended. To file a Superior Court appeal, you must submit a Petition for Review with the Board of Tax Assessors and follow the procedures outlined in Georgia Code 48-5-311. For certain non-homestead properties with fair market value exceeding $500,000, you may have the option to elect binding arbitration or a certified hearing officer instead of the Board of Equalization. Superior Court appeals are more formal legal proceedings where you may benefit from representation by an attorney or professional tax consultant. If still unsuccessful at Superior Court, further appeals to higher courts may be possible depending on the legal issues involved.
What is the disabled veteran property tax exemption worth in Union County?
The disabled veteran homestead exemption in Union County is worth $126,526 for 2026, which is deducted from your home's assessed value for all state, county, municipal, and school property taxes. This amount is adjusted annually based on federal indexing. To qualify, you must be an honorably discharged Georgia veteran with either a 100% service-connected disability rating, be rated 100% unemployable, or have specific qualifying disabilities including loss or permanent loss of use of one or both feet or hands, or legal blindness. For a home at Union County's median value of $307,400 (assessed at $122,960), this exemption would reduce the taxable assessed value to zero, eliminating property taxes entirely. The exemption extends to unremarried surviving spouses and minor children as long as they continue to occupy the home as their primary residence.

Official Resources

Union County Tax Assessor's Office →

Official Union County Tax Assessor website with property information, assessment details, and contact information for appeals.

Union County Property Search (qPublic) →

Online portal to search property records, view assessments, tax information, and property characteristics for Union County parcels.

Georgia Department of Revenue - Property Tax Division →

State resource for property tax information, homestead exemption applications, and statewide exemption requirements and amounts.

Georgia Department of Revenue - Union County Property Tax Facts →

Official state page with Union County-specific property tax information, exemption details, and filing requirements.

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)
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Sources: https://www.unioncountyga.gov/317/Tax-Assessor | https://propertytaxbystate.com/georgia/union-county | https://www.ownwell.com/trends/georgia/union-county | https://dor.georgia.gov/county-property-tax-facts-union | https://www.appealdesk.com/blog/georgia-property-tax-appeal | https://veterans.georgia.gov/disabled-veteran-homestead-tax-exemption | https://worldpopulationreview.com/us-counties/georgia/union-county

Last verified: 2026-07-22