About the 2026 Annual Notice of Assessment
The 2026 Annual Notice of Assessments were mailed on June 26, 2026.
Important Deadline: The deadline to (1) file an appeal, (2) apply for homestead exemption, or (3) notify the BOA of homestead ineligibility is 45 days from the mailing of the notice, which is 08/10/2026.
Notify the BOA that you are ineligible for homestead exemption: Email BOA@forsythco.com or call 770-781-2106.
Updated Appeal Policy: Assessment appeals filed via email and fax are NO LONGER ACCEPTED.
About the Annual Notice of Assessment
The Annual Notice of Assessment is informational and is not a tax bill. The notice informs the property owner of the current fair market value as calculated by the Board of Assessors and the appraisal staff.
The Board of Assessors is a separate and independent board from the Board of Commissioners and determines property assessments in accordance with Georgia law and the rules and regulations set forth by the Georgia Department of Revenue.
Property owners can appeal their property value as shown in the assessment notice for 45 days after the date of the notice.
Viewing Real Property Assessments Online
Beginning later in the week of June 29, 2026, Residents will be able to view 2026 property assessments online, review comparable properties and file an appeal digitally, if needed.
Search for your property via name, address, or parcel ID number. Your 2026 annual notice of assessment will be downloadable halfway down the page.
View your 2026 Annual Notice of Assessment online (available later in week of June 29).
How Senate Bills 33 and 566 and House Bills 581 and 92 Changed the Annual Notice of Assessment
Recent legislation in Georgia, specifically Senate Bill 33 (SB 33) and Senate Bill 566 (SB 566) in 2026 and House Bill 581 (HB 581) and House Bill 92 (HB 92) in 2025, introduced significant state-wide changes to Box C of the Annual Notice of Assessment.
Key changes to the notice include:
- Removal of Estimated Property Taxes to be owed
- Removal of Estimated Rollback Rates
- Removal of Property Tax Estimate and estimated millage rates for the School Bond, County Bond and Fire Operations
- Addition of the Total Savings Based on the exemptions applied to the property (if applicable)
What is the aim of the annual assessment notice? The primary aim of the assessment notice is to inform a property owner what the property's assessed fair market value is and which exemptions, if any, are being applied to their property as well as the savings based on those exemptions.
Both taxing authorities, the Board of Commissioners and the Board of Education, will advertise and hold public hearings on their proposed millage rates prior to adoption later this summer. These millage rates, when adopted, will be applie
Property owners will have the opportunity to appeal their fair market value as shown in the assessment notice for 45 days after the date of the notice.
UPDATED APPEAL POLICY: Assessment appeals filed via email and fax are NO LONGER ACCEPTED.
File online. Click here to file for an appeal online.
You will be taken to a screen to search your property by name, address or parcel number. Once you have located your property, you will see the Online Appeal option. Users can also look at other comparable properties. Please Note: Personal Property appeals are not accepted via online.
File by Mail
You may file an appeal by mail to the Board of Assessors' office located at 426 Canton Hwy, Cumming, GA 30040. Please note, the Board of Assessors' office relocated to this location on Monday, June 29, 2026.
While it is not required, we highly suggest you mail the appeal using certified mail for proof of delivery. Appeals must be postmarked on or before the last date to file shown on the notice of assessment. Appeals received or postmarked after the last day to a file will not be accepted. To ensure timely delivery, envelopes must be stamped by a U. S. Mail postage meter.
Appeals filed by mail will not be able to access their appeal through the online portal.
File in Person
You can also file an appeal in person at the Board of Assessors' office located at 426 Canton Hwy Cumming, GA 30040. Please note, the Board of Assessors' office relocated to this location beginning Monday, June 29, 2026.
Property owners wishing to appeal their property value must submit the appeal in writing and should indicate which appeal process they elect to utilize.
Appeals filed in person will not be able to access their appeal through the online portal.
Appeal Process
The appeal process offers four different options for property owners:
- Board of Equalization (BOE): Appeal to the County BOE with appeal to the Superior Court,
- Arbitration: Appeal to arbitration with an appeal to the Superior Court (valuation is only grounds that may be appealed to arbitration). Fees may apply.
- Hearing Officer: For (1) non-homestead real property (and contiguous real property) or (2) wireless personal property account(s) with a fair market value (FMV) in excess of $500,000, or (3) one of more accounts of personal property other than wireless property with an aggretate fair market value of more than $200,000 to a hearing officer with appeal to Superior Court (value and uniformity only).
- Superior Court: Appeal directly to the Superior Court (requires consent of Board of Assessors) (any/all grounds). Fees may apply.
Have a question about property tax bills?
The Annual Notice of Assessment is not a tax bill.
Contact the Forsyth County Tax Commissioner’s office with questions about your property tax bill.