Gwinnett mails roughly 311,000 Annual Notices of Assessment every spring. Each one starts a 45-day clock.
β Sales-Led Cases β recent comparable sales from Lawrenceville, Duluth, Snellville, Suwanee and across the county
β Form PT-311A, Filled In β built for the Gwinnett County Board of Assessors
β Tax Consultant Reviewed β a pro checks your case before you file
β $129 Per Property β flat, per tax year. Georgia charges no filing fee.
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Gwinnett mails roughly 311,000 Annual Notices of Assessment every spring. Each one starts a 45-day clock.
β Sales-Led Cases β recent comparable sales from Lawrenceville, Duluth, Snellville, Suwanee and across the county
β Form PT-311A, Filled In β built for the Gwinnett County Board of Assessors
β Tax Consultant Reviewed β a pro checks your case before you file
β $129 Per Property β flat, per tax year. Georgia charges no filing fee.
The Gwinnett County Board of Assessors mailed about 311,000 Annual Notices of Assessment in the 2026 cycle, all on a single day in May. No office values 311,000 properties by hand. It is done with mass appraisal software, and mass appraisal is a statement about a neighborhood, not about your house.
Georgia assesses at 40% of fair market value (O.C.G.A. Β§ 48-5-7). The ratio is fixed statewide, so a Gwinnett County appeal is an argument about the fair market value the county assigned, not about the ratio applied to it.
Your appeal is due 45 days from the date in the upper right corner of the notice (O.C.G.A. Β§ 48-5-311). In 2026 Gwinnett mailed on May 15 and the deadline landed on June 29. Different year, different dates β the notice is the authority.
Gwinnett is strict about the mechanics. Appeals go in online, by mail, or in person. The Board of Assessors does not accept appeals by email or fax, and mailed appeals must be postmarked by the deadline.
Gwinnett grew fast and unevenly. Subdivisions built five years apart sit on the same road, and an automated model that averages them will overvalue the older one. Add a home that has not been updated since the nineties, a lot backing onto Peachtree Industrial, or a floor plan the model treats as generic square footage, and the number on your notice can run well ahead of what the house would actually sell for.
Roughly 30% to 60% of properties nationally are over-assessed. About 5% of owners appeal.
You can appeal on market value or on uniformity β that comparable properties are assessed lower than yours. In front of a Board of Equalization, recent sales are the strongest evidence, so that is what we lead with.
Under O.C.G.A. Β§ 48-5-299(c), a value changed through appeal is generally frozen for the next two tax years. In a county where values have been moving, that freeze is often worth more than the first-year reduction.
We pull recent sales from MLS and public records, compare them against the fair market value on your Gwinnett notice, and show you the gap in dollars per year. You get the comparable sales, your completed Form PT-311A, an assessor negotiation script, Board of Equalization talking points, and a tax consultant review. $129 per property, per tax year. You file it yourself, and Georgia charges nothing to file.
Sign up and TaxDrop handles the paperwork, the evidence, and the filing. It takes less than 3 minutes to enroll.
Step 1: Find the notice date.
It is in the upper right corner of your Annual Notice of Assessment. Your 45 days start there, not on the day it arrived.
Step 2: Read the fair market value.
The notice shows a fair market value and the 40% assessed value derived from it. The appeal targets the fair market value.
Step 3: Build the sales case.
Recent sales of genuinely comparable homes near yours. TaxDrop One assembles them from MLS and public records and shows the value they support.
Step 4: File Form PT-311A.
Online through the Board of Assessors portal, by mail to 75 Langley Drive, or in person. Not by email, not by fax.
Step 5: Settlement conference.
Georgia requires the assessors to offer a settlement conference after a notice of appeal. Many Gwinnett cases resolve here.
Step 6: Board of Equalization.
If the county does not move, a three-member panel of local property owners hears the case and rules on your comparable sales.
Step 7: The freeze.
A value reduced through appeal is generally held for the following two tax years under O.C.G.A. Β§ 48-5-299(c).
Key Dates
Filing Fee
What You File
Where It Goes
Assessment Basis
Official resources:
A: 45 days from the notice date in the upper right corner of your Annual Notice of Assessment (O.C.G.A. Β§ 48-5-311). Gwinnett typically mails in mid-May β in 2026 notices went out May 15 and the deadline was June 29, 2026.
A: No. The Gwinnett County Board of Assessors accepts appeals online, by mail, or in person only. Emailed and faxed appeals are not accepted, and mailed appeals must be postmarked by the deadline.
A: No. There is no filing fee for a Gwinnett County appeal to the Board of Assessors or the Board of Equalization. TaxDrop One is $129 per property, per tax year.
A: Georgia's statewide assessment ratio (O.C.G.A. Β§ 48-5-7). Every property is assessed at 40% of fair market value and taxed at the local millage rate. The appeal challenges the fair market value, not the 40%.
A: Usually market value. Both are valid Georgia grounds, but recent comparable sales carry the most weight with a Board of Equalization. We lead with sales and keep uniformity in reserve.
A: Generally yes. O.C.G.A. Β§ 48-5-299(c) freezes a value set through appeal for the following two tax years, with limited exceptions such as substantial improvements.
A: After you file, Georgia requires the Board of Assessors to notify you of a settlement conference to try to resolve the appeal before it goes further. It is a real chance to settle, which is why TaxDrop One gives you a negotiation script for it.
A: An appeal reopens the fair market value, so a board can in principle set it higher. It is rare when the case rests on solid comparable sales, and TaxDrop One tells you before you file whether the sales support a reduction at all.
A: No β TaxDrop One is self-guided. You file your own PT-311A. We provide the comparable sales, the completed form, the negotiation script, the Board of Equalization talking points, and a tax consultant review.
A: Yes. TaxDrop One covers rental and investment property across Gwinnett, from Norcross and Lilburn to Buford and Sugar Hill. An over-assessment comes straight out of net operating income.
A: Enter your Gwinnett County address at TaxDrop.com. You will see the gap between your notice value and what recent sales support before you pay anything.