Forsyth County property tax appeal 2027: deadline, forms and how to file
To appeal a Forsyth County assessment, file with the Forsyth County Board of Assessors online at www.forsythco.com, by mail or in person; in Georgia the deadline is 45 days after the assessment notice is mailed. Confirm the exact date on your notice or with the assessor; we add each county's 2027 date here when it is published.
Forsyth's Board of Assessors says the 2026 annual notices were mailed June 26, 2026, with the deadline to appeal, apply for homestead or report homestead ineligibility 45 days from mailing (08/10/2026).
Data as of 20 Oct 2026 · Forsyth County Board of Assessors (first review), then the Forsyth County Board of Equalization (hearing)Check your own assessment
Free. We compare the value on your notice with recent sales of similar homes nearby and tell you whether an appeal is worth filing. Have your assessment notice and tax bill handy.
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How to file in Forsyth County
- Step 1
File the appeal
Online at www.forsythco.com with the account number on your notice, or by mailing Form PT-311A. State the grounds the county recognises.
- Step 2 · before the hearing
Prepare and submit your evidence
The Board of Tax Assessors must prove its value by a preponderance of the evidence, and a board may lower but not raise a real-property value on appeal. Ask the assessors for the records and comparable properties they used; they must provide them within ten business days at no more than 25 cents a page (O.C.G.A. §48-5-306(d)). Either side may demand the other’s witnesses and documents 10 days before the hearing. A certified appraisal dated within nine months of January 1, recent comparable sales and photos of condition issues are the strongest evidence.
- Step 3
Meet, then hear
An assessors’ review with Forsyth County Board of Assessors comes first; if you decline the offer, the Forsyth County Board of Equalization hears the case. Most reductions happen at the first step.
Before you file: how to read your notice · evidence that works · informal vs formal hearing · when not to appeal
Forms
| Form | Number | Use | Format |
|---|---|---|---|
| Appeal of Assessment Form | PT-311A | The statewide appeal form. Choose a route (Board of Equalization, hearing officer or arbitration) and state your opinion of value. A signed letter giving the property location and the ID number on your notice also counts as an appeal. |
Appeal levels
| Level | Who hears it | Deadline | Cost |
|---|---|---|---|
| Assessors’ review | Forsyth County Board of Assessors | 45 days from the notice date | Free |
| Board of Equalization | Forsyth County Board of Equalization (three citizens) | Elected in the same filing; the hearing is held 20–30 days after you are notified of it | Free |
| Hearing officer or arbitration (alternatives) | State-certified appraiser hearing officer, or non-binding arbitration | Elected in the same filing | Arbitration: you pay for a certified appraisal and, if the county’s value is closer, the arbitrator |
| Superior court | Forsyth County Superior Court | 30 days after the decision; file the notice with the Board of Tax Assessors | $25 filing fee |
What evidence the board accepts
The Board of Tax Assessors must prove its value by a preponderance of the evidence, and a board may lower but not raise a real-property value on appeal. Ask the assessors for the records and comparable properties they used; they must provide them within ten business days at no more than 25 cents a page (O.C.G.A. §48-5-306(d)). Either side may demand the other’s witnesses and documents 10 days before the hearing. A certified appraisal dated within nine months of January 1, recent comparable sales and photos of condition issues are the strongest evidence.
Forsyth County questions
When is the Forsyth County appeal deadline for 2027?
45 days from the date printed on your 2027 annual assessment notice. Forsyth County sets its own mailing date, so there is no single county-wide deadline until notices go out; state law requires notices by July 1.
How do I appeal my assessment in Forsyth County?
File online at forsythco.com, or send Form PT-311A (or a signed letter) to the Forsyth County Board of Assessors, 426 Canton Hwy, Cumming, GA 30040 (office relocated here June 29, 2026). Choose a route and state your opinion of value.
Which appeal route should I choose?
Most homeowners choose the Board of Equalization: it is free and hears value, uniformity and exemption issues. A hearing officer is only for non-homestead property worth over $500,000. Arbitration requires a certified appraisal you pay for.
What do I pay while the appeal is open?
If bills go out before the appeal ends, you are billed on the lesser of last year’s value or 85% of this year’s (O.C.G.A. §48-5-311(e)(6)). The difference is refunded or billed with interest once the appeal is decided.
How do I contact the Forsyth County Board of Assessors?
Mail: Forsyth County Board of Assessors, 426 Canton Hwy, Cumming, GA 30040 (office relocated here June 29, 2026). Phone: 770-781-2106. Hours and walk-in details: forsythco.com.
Does a successful appeal carry over?
Generally yes. A value lowered or kept through an appeal usually cannot be raised for the next two years, unless you skip the hearing without written evidence, appeal again, or make substantial improvements (O.C.G.A. §48-5-299(c)).
Check whether yours is over-assessed
Nearby counties
Dawson County · Hall County · Gwinnett County · Cherokee County · Lumpkin County · Pickens County · Barrow County
- Georgia DOR County Property Tax Facts: Forsyth County (official directory of county tax offices)
- Forsyth Board of Assessors: Property Assessments (2026 notice, how to appeal)
- Forsyth Board of Assessors
- Forsyth: How to Read Your 2026 Annual Notice of Assessment
- Georgia DOR — Filing a Property Tax Appeal
- Georgia DOR — Property Taxpayer’s Bill of Rights
- Georgia DOR — Appeals Procedures manual (O.C.G.A. §48-5-306, §48-5-311, Rule 560-11-12)
- Georgia DOR — PT-311A Appeal of Assessment Form
- U.S. Census Bureau, county population estimates (2024) and county gazetteer (2024).