Yesterday I received my 2017 Fulton County Property Tax Assessment in the mail the same way thousands of my neighbors and constituents did. And within minutes of reading my own assessment I started receiving texts from several of those neighbors who were upset or had questions about their bills.
For the record my 2017 estimated property tax bill is more than $2100 higher than my 2016 tax bill. The new total is just over $7400 with roughly $1300 (18%) going to the City of Alpharetta, $2000 going to Fulton County (27%) and $4100 (55%) going to the Fulton County School system.
So I understand why many people were surprised and some were upset when they got their new tax assessments this week. I certainly didn’t like finding out I may have to pay almost $200 a month more in taxes this year either. However as a real estate agent with a healthy knowledge of property values in our area I am comfortable with the assessed value assigned to my home by the Fulton County tax assessor. That hasn’t always been the case though.
I bought my home in 2003. It was during a real estate downturn and my purchase price was substantially below the tax assessment for that year. I filed an appeal based on the lower actual sale price and as I recall it was eventually lowered to reflect the recent sale.
By 2008 my assessment had increased substantially to reflect the market and then the real estate market plummeted so my tax assessment was once again well above the true market value. I filed an unsuccessful appeal based on the prevailing market conditions but it took a couple of years before the assessment was eventually reduced to reflect the true market value.
Of course by the time my assessment was reduced the market had started recovering and I believe my tax assessment was substantially lower than market value for several years afterward. As you might expect I did not appeal for higher assessments when I felt the assessment was too low.
In my experience the assessments weren’t always what I considered to be the prevailing market value but the fluctuations seemed to average out about right over time. Generally that is the case because assessments tend to be a lagging indicator of property values as they fluctuate in both directions because it usually takes a few years for an assessor to adjust every parcel in a county with nearly a million residents.
So if you feel your property tax assessment is too high you may be right. It should eventually even out over time but if you are certain the assessor has made an error in your case there is an appeal process available to you.
I suggest that anyone concerned about the amount of their tax assessment start by checking one of the publicly available online tools to estimate their market value based on recent sales. Zillow has a reasonably good valuation tool at www.zillow.com/find-your-home/ but there are many others too. You can also ask a local real estate agent if you know one who might be willing to assist you.
No online estimate is a guarantee of a successful tax assessment appeal but it could help. On the other hand if you discover that other estimates are similar to the tax assessor’s valuation it may be hard to support your appeal. Either way you have 45 days from the date of your assessment to file an appeal.
The official date of my assessment was May 19, 2017. As a result my deadline to file a written appeal is July 3, 2017. Check your assessment notice to verify the date if you are considering an appeal.
You can find a printable version of the form for filing a tax assessment appeal is available at bit.ly/taxassessmentappealform. For additional information you can also check the state Department of Revenue website here: https://dor.georgia.gov/property-tax-real-and-personal-property
An alternative would be to hire a business that offers to handle your tax assessment appeal for a fee. I have never used such a service and have heard differing opinions on their value but it may be worth exploring for those of you who feel an inaccurate assessment could cost you a great deal of money.
Please understand that there is absolutely nothing I or anybody else with the City of Alpharetta can do about your assessment but if you have any questions about the process please let me know and I will do my best to get you a straight answer.