How a Carroll County appeal works
The essentials for appealing a Georgia residential assessment, pulled from the notice and O.C.G.A. § 48-5-311. Not legal advice. Confirm specifics with the assessor's office.
The deadline that matters
You have 45 days from the date the notice was mailed to file a written appeal. This notice was mailed June 22, 2026, making the deadline August 6, 2026. Miss it and you lose the right to appeal for the year. File in writing. The postmark or hand-delivery date counts.
Pick your ground
Value
The most common ground: the assessed fair market value is more than the property would actually sell for. You back this with comparable sales. That's what the Comparables tab builds.
Uniformity
Your property is assessed higher than similar homes nearby. Even if the value seems defensible, unequal treatment is its own valid ground.
Taxability
Whether the property should be taxed at all. Rarely relevant for an owner-occupied home.
Denial of exemption
A homestead or other exemption was wrongly denied. If you live here and aren't getting homestead, handle that with Tina Southern, Exemption Supervisor (770-830-5812 Ext. 2002).
Pick your route
Board of Equalization
Recommended hereFree. A three-member panel of trained citizens hears your case. Covers value, uniformity, taxability, and exemptions. If you disagree with the BOE, you can still appeal to Superior Court afterward. This is the default path for an owner-occupied home.
Nonbinding arbitration
Value only. You must obtain (and pay for) a certified appraisal up front. Only makes sense if you already have a strong professional appraisal.
Hearing officer
For non-homestead real property valued over $500,000, or personal property over $200,000. This property doesn't qualify.
Build the evidence
- Pull your record card. On qpublic.net/ga/carroll look up parcel C04 0190198. Check the heated square footage, beds, baths, year built, and condition. Errors there (too much square footage, wrong finish) are some of the easiest wins.
- Gather comparable sales. 3 to 6 arm's-length sales from the last 12 months, as close and as similar as possible. Enter them on the Comparables tab to compute price per square foot.
- Note any defects. Foundation issues, deferred maintenance, an unfinished basement the county counted as finished: all push value down.
File, then attend
Submit the written appeal (the Letter tab generates one) before August 6, 2026. The county may respond with a revised value you can accept; if not, it goes to your chosen route for a hearing. Bring your comps and record-card notes.
The two-year freeze: under O.C.G.A. § 48-5-299(c), a value set by appeal generally can't be increased for the next two tax years (barring new construction or other changes). That makes appealing worthwhile even when the value held flat this year.
423 College Street, Carrollton, GA 30117
770-830-5812 · assessors@carrollcountyga.gov
Appeal staff named on the notice: Whitney Yearta and the Appraisal Staff