How To Appeal A DeKalb Assessment As A Decatur Owner

Did your new DeKalb County assessment land in your mailbox and feel too high for your Decatur home? You are not alone. Many owners see a number that does not match recent sales or their home’s condition and wonder what to do next. You can appeal, but the clock starts the day your notice is issued.

This guide walks you through the 45-day timeline, your appeal options, the documents that matter most, and what to expect if you go to a hearing. You will leave with a simple checklist and clear next steps so you can protect your property value with confidence. Let’s dive in.

Know your 45-day deadline

Your right to appeal typically lasts 45 days from the date printed on your annual Notice of Assessment. That date starts the countdown. Missing it can forfeit your administrative appeal rights for the year.

Act fast by doing three things the day your notice arrives:

• Confirm the mailed or posted date printed on the notice.
• Note your parcel or account number and the values being set or changed.
• Read any instructions about how and where to file. Save the notice and envelope.

If your window is close to expiring, submit the appeal first and organize your documents right after. You can usually add evidence up to a pre-hearing deadline.

Choose your appeal route in DeKalb

You can challenge value, classification, or exemptions through administrative options. Availability and exact rules can vary by county, so verify what DeKalb currently offers on your notice or the county’s official pages.

Board of Equalization (BOE)

• Most common path for residential valuation disputes.
• A local board hears your case and the county’s evidence, then issues a written decision.
• Good fit if you want a community panel to weigh comparable sales, condition, or data errors.

Hearing officer

• Some counties allow a single neutral hearing officer instead of a full BOE panel.
• Can be faster and more formal, with a written decision.
• Consider this if your case has technical valuation issues. Verify whether DeKalb offers this option now.

Arbitration

• In some places, arbitration is available for valuation disputes.
• May be binding or non-binding. Rules and fees vary.
• Check your notice and the county’s guidance to confirm whether arbitration is offered in DeKalb this year.

What to review on your notice

Your Notice of Assessment is your roadmap. Review it line by line and highlight:

• Assessed and taxable value amounts you plan to contest.
• Any change in property classification or exemptions.
• The parcel ID, legal description, and property characteristics. Look for errors.
• Filing instructions, form names, and any specific county rules for scheduling or evidence.

Create a folder for your appeal with your notice up front. Keep digital copies as well. You will reference these often.

How to file your appeal

Follow the county’s instructions exactly. Here is a simple process you can adapt to the method DeKalb requires.

1. Gather the basics

• Parcel or account number.
• Owner name and mailing address.
• Phone and email for scheduling updates.
• A short statement of what you contest and your target value if known.

2. Choose your forum

• Select BOE, hearing officer, or arbitration based on what DeKalb offers and your preferences.
• If unsure, default to BOE since it is commonly available for homeowners.

3. Complete the county form or online portal

• Fill in every field. If a reason is required, use plain language like “sales comparables support a lower value” or “condition issues reduce market value.”
• Sign, date, and attach any documents the county requests at filing.

4. Submit and keep proof

• File within the 45-day window. If filing by mail, use a method that provides delivery confirmation. If filing online, screenshot the confirmation page.
• Save a stamped copy, receipt, or confirmation email in your appeal folder.

5. Track next steps

• Watch for an acknowledgment and a hearing date. Put key dates into your calendar.
• Check whether DeKalb requires you to exchange evidence before the hearing.

Build a persuasive evidence packet

Aim for clarity and quality over volume. A strong packet is short, organized, and easy to follow. Add a one-page summary at the front that states your requested value and the 2 to 3 top reasons it is supported.

Include, as applicable:

• Notice of Assessment with the date and values you are contesting.
• Property record card showing beds, baths, finished square footage, lot size, and features. Mark any errors.
• Recent comparable sales (3 to 6) within the last 6 to 12 months if possible. Match location, size, and condition. Note key differences.
• Professional appraisal by a state-licensed appraiser if the value gap is significant.
• Photos of interior and exterior that show condition, deferred maintenance, or structural concerns.
• Contractor estimates for repairs like roofing, foundation, water damage, or systems.
• Permits and records that clarify what has or has not been renovated.
• Income and expense data if the property is a rental, including rent roll and operating costs.
• Maps or plats when lot issues or access affect value.
• Comparable assessments of similar nearby properties if you are arguing uniformity.

When you present comparable sales, highlight one strong sale and explain why it best reflects your home’s market value. Keep adjustments simple and factual.

Prepare for your hearing

Planning and presentation can make the difference.

Before the hearing

• Confirm the format, date, time, and location. Ask about any remote options.
• Learn the county’s rules for evidence submission and deadlines.
• Prepare a short opening statement that clearly states your value conclusion and the top evidence.
• Organize your packet in a binder or single PDF with a table of contents and numbered tabs.
• Make at least six copies for the board, county appraiser, and yourself.
• If you hire an appraiser or attorney, confirm their attendance and that they will bring written reports.

At the hearing

• Arrive early, check in, and be courteous.
• Listen to the county appraiser’s presentation first.
• Present your case in 3 to 5 minutes. Start with your requested value, then show your best comp, key photos, and any appraisal.
• Answer questions plainly. Offer to provide follow-up documents if asked.
• Ask whether settlement or mediation options are available.

After the hearing

• Request a copy of the written decision.
• If you disagree with the result, ask about your next appeal option and deadline, which may involve superior court. Judicial appeals are more formal and can be costly, so consider consulting a property tax attorney for this step.
• When a value is reduced, review how it affects your current or future tax bill and whether refunds or credits apply based on county policy.

Outcomes and what they mean

Your appeal can result in a few outcomes:

• Value reduced. Partial or full relief. This can lower your tax bill and may lead to a credit or refund depending on county policy and timing.
• Value unchanged. Your tax bill remains based on the original value.
• Value increased. This is less common but possible if new facts emerge during review.
• Classification or exemption adjusted. A change here can also affect your taxable value.

If you receive an unfavorable decision, read it carefully, note any deadlines, and decide whether further appeal is worthwhile given the amount at stake.

Common mistakes to avoid

• Waiting until day 44 to start. Give yourself time to gather evidence.
• Filing without proof. Always get a stamped receipt, mail certificate, or screenshot.
• Submitting too many documents. Quality beats quantity.
• Focusing on emotion instead of market data. Stick to objective facts and recent sales.
• Ignoring county rules for format and deadlines. Follow instructions exactly.

Local tips for Decatur homeowners

• Start with the property record card and confirm your home’s characteristics are correct. Square footage errors are more common than you might think.
• Use truly comparable sales. In-town Decatur sales can vary block to block. Prioritize proximity and similar condition.
• Document condition clearly. A few well-lit photos and concise contractor estimates carry more weight than long narratives.
• For modest value gaps, balance the cost of a paid appraisal against the expected tax savings.

Quick checklist to keep you on track

• Confirm the 45-day deadline on your notice.
• Choose your appeal route and get the right form or portal.
• Complete the filing fully and submit with proof.
• Build your packet: notice, record card, 3 to 6 comps, photos, estimates, appraisal if needed.
• Prepare a one-page summary and a 3 to 5 minute presentation.
• Attend the hearing, stay concise, and request the written decision.
• Review outcomes and consider next steps if needed.

Ready for a second opinion on value?

If you want a quick, data-backed sense of where your home’s market value stands before you appeal, you can request an instant valuation and a friendly consult. It is a low-stress way to sanity-check your assessment and decide your next move. When you are ready, reach out to Unknown Company to get started.

FAQs

How long do I have to appeal a DeKalb assessment in Decatur?

• You typically have 45 days from the date on your Notice of Assessment to file your appeal, so confirm the printed date and act quickly.

Where do I file my Decatur property tax appeal?

• File with the DeKalb County office listed on your Notice of Assessment, using the specified form or online portal described in your notice.

What documents help most in a DeKalb BOE hearing?

• Strong recent comparable sales, a clear photo record of condition, any licensed appraisal, and accurate county property data with corrections if needed.

Do I need to hire an appraiser for my Decatur appeal?

• Not always. If the dispute is large, a licensed appraisal can strengthen your case, but good comps and clear condition evidence can be persuasive on their own.

What if I miss the 45-day appeal deadline in DeKalb?

• You may lose administrative appeal rights for the year. Contact the county promptly and consider speaking with a property tax attorney about any limited alternatives.

Will a successful appeal lower this year’s Decatur tax bill?

• A reduced assessed value can lower your tax bill, and some counties issue refunds or credits when reductions apply retroactively. Confirm how DeKalb handles adjustments.