Gwinnett 2026 property tax assessment notices got mailed today. Last year 82% of appeals won a reduction in their tax bills.
Notices went into the mail today. Last year Gwinnett didn't mail until May 23, so this is about a week earlier than the typical timing. If you own a home in the county, yours should land in the next few days. The 45-day appeal window starts from the date printed on the notice, not the day you open the envelope, so it's worth pulling it out of the pile when it arrives and writing that deadline on your calendar.
Three things to look at when your notice arrives:
The Fair Market Value (FMV). That's the only number you're actually appealing. Compare it to what your house would realistically sell for today. Redfin and Zillow are a starting point, but pulling 3 to 5 recent sales within a mile of you is what actually carries weight.
Your property card on QPublic (Gwinnett's public property lookup). Check square footage, bedroom and bath count, basement classification, finished vs unfinished sq ft, garage type. Errors on the card are the cleanest grounds for an appeal because they're not opinion, they're factual corrections the county has to fix.
The date on the notice itself. Your 45-day clock starts there. You can file online through the Gwinnett Tax Assessor portal, by mail, or in person.
Three things that keep most people from filing, none of which actually hold up:
"Appealing might make it worse." It cannot. O.C.G.A. 48-5-311 forbids the county from raising your value as a result of an appeal. The Board of Equalization can lower your value or leave it the same. Those are the only two outcomes.
"I need a lawyer or a service." Usually no. The standard path is filing online, putting together a one-page summary with 3 comparable sales, and a 20-minute virtual hearing if it advances to BOE. Most homeowners do this themselves.
"They'll just bump it back up next year." They can't. O.C.G.A. 48-5-299(c) freezes a successful appeal value for three tax years. Win in 2026 and your value is locked through 2028, with narrow exceptions like physical additions to the home.
Happy to answer questions as people start opening their notices this week.